Waterfront Duplex with Private
For Sale
$399,900
116 Velsco Ln, Port Sulphur, LA 70083
Two-unit waterfront property with separate living areas, updated interiors, covered outdoor space, and boating access.
Property Size2,856 SF
Price / SF$140.02
Days on Market21
Property Features for 116 Velsco Ln
General Information
Standard status
Active
Size
2,856 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
private dock
large balcony
covered patio
Building Details
Year Built
2004
Buildings
1
Listing Agency:
CBTEC BELLE CHASSE
(504) 355-0560
Listed By:
Bonnie Buras · License #000052386
Source:
Fiorellaavenue
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 28 at 7:58PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CBTEC BELLE CHASSE
Investment Insights
Based on property information with market context.
Built in 2004, this 2,856-square-foot duplex offers two units with multiple living zones and direct waterfront access. The interiors include open-concept living areas, wood flooring, crown molding, recessed lighting, wood cabinetry, appliances, breakfast bars, spacious bedrooms, walk-in closets, and updated bathrooms. An attached mother-in-law suite adds a full kitchen, living area, bedroom, and bath for independent occupancy.
Outdoor improvements include a covered private dock, large balcony, covered patio, and a half bath beneath the raised structure. Two garages provide space for vehicles, boats, entertaining, or mudroom use. The property occupies 1.5 lots at 116 Velsco Ln in Port Sulphur, with additional room for parking and future expansion.
Outdoor improvements include a covered private dock, large balcony, covered patio, and a half bath beneath the raised structure. Two garages provide space for vehicles, boats, entertaining, or mudroom use. The property occupies 1.5 lots at 116 Velsco Ln in Port Sulphur, with additional room for parking and future expansion.
Key Highlights
- 2,856 SF duplex built in 2004
- Waterfront property on 1.5 lots with direct access
- Covered private dock for boating and fishing
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,342
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.84%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$626,840
$626.8K
Cap Rate 7%
$447,743
$447.7K
Cap Rate 9%
$348,244
$348.2K
Market Conditions
NOI Build-Up for 2,856 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.0K $17.16/SF
− Vacancy
−$4.2K −$1.48/SF
EGI
$44.8K $15.68/SF
− OpEx
−$13.4K −$4.70/SF
NOI
$31.3K $10.97/SF
Area
Plaquemines County, LA
Vacancy
8.64%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$626,840
Cap Rate 7%
$447,743
Cap Rate 9%
$348,244
Alternative Uses
Best Use
Multifamily LT 5
$447.7K
$391.8K – $522.4K
NOI $31,342 @ 7.0% cap · market cap 7.84%
Second Best
Apartment 5plus
$418.6K
$366.3K – $488.3K
NOI $29,300 @ 7.0% cap · market cap 7.33%
Theoretical Best
Office A
$753.5K
$659.3K – $879.1K
NOI $52,745 @ 7.0% cap · market cap 13.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 70083, LA
2,307
Population
877
Households
2.6
Avg Household Size
42
Median Age
10%
College-Educated
77%
High-School Grad
129.2 sq mi
ZIP Area
18
Density / Sq Mi
$66,250
Median Household Income
$45,147
Median Earnings
$89,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit waterfront property with separate living areas, updated interiors, covered outdoor space, and boating access.
Where is this duplex located?
The property is located at 116 Velsco Ln Port Sulphur, LA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,856 SF duplex built in 2004; Waterfront property on 1.5 lots with direct access; Covered private dock for boating and fishing
