Tenant-Occupied Duplex with Flex
For Sale
$364,500
117 J St, Belle Chasse, LA 70037
Two separately leased residences offer private yards, practical layouts, and adaptable space for rental or owner-occupant use.
Property Size2,391 SF
Price / SF$152.45
Days on Market10
Property Features for 117 J St
General Information
Standard status
Active
Size
2,391 SF
Property subtype
Multi-Family
Building Details
Year Built
1976
Listing Agency:
CBTEC BELLE CHASSE
(504) 355-0560
Listed By:
Bonnie Buras · License #000052386
Source:
Dominionplace
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 29 at 4:46PM
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 1976, this 2,391-square-foot duplex contains two three-bedroom, two-bathroom residences. The front unit measures approximately 1,149 square feet and has a functional layout, generous living space, well-sized bedrooms, and newly installed wood flooring. The rear unit measures approximately 1,242 square feet and includes an office that may serve as a fourth bedroom. Both residences are tenant-occupied, providing an established rental-use configuration.
The property occupies a 50' X 145' lot at 117 J St in Belle Chasse, Louisiana. Fenced front and rear yards create separate outdoor areas for the units, while an on-site storage room adds utility. The property also offers access to local amenities, seafood restaurants, A-ranked schools, and major roadways.
The property occupies a 50' X 145' lot at 117 J St in Belle Chasse, Louisiana. Fenced front and rear yards create separate outdoor areas for the units, while an on-site storage room adds utility. The property also offers access to local amenities, seafood restaurants, A-ranked schools, and major roadways.
Key Highlights
- Two‑unit duplex with 2,391 SF total building area
- Unit A: approximately 1,149 sq ft with new wood floors
- Unit B: approximately 1,242 sq ft plus office/flexible fourth‑bedroom space
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
$26,239
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
7.20%
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%
$524,780
$524.8K
Cap Rate 7%
$374,843
$374.8K
Cap Rate 9%
$291,544
$291.5K
Market Conditions
NOI Build-Up for 2,391 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
$41.0K $17.16/SF
− Vacancy
−$3.5K −$1.48/SF
EGI
$37.5K $15.68/SF
− OpEx
−$11.2K −$4.70/SF
NOI
$26.2K $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%
$524,780
Cap Rate 7%
$374,843
Cap Rate 9%
$291,544
Alternative Uses
Best Use
Multifamily LT 5
$374.8K
$328.0K – $437.3K
NOI $26,239 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$350.4K
$306.6K – $408.8K
NOI $24,529 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$630.8K
$552.0K – $736.0K
NOI $44,157 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
244
Businesses Nearby
Explore this area
Business Placement
Demographics for 70037, LA
16,262
Population
6,682
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
91%
High-School Grad
49.9 sq mi
ZIP Area
326
Density / Sq Mi
$92,193
Median Household Income
$45,608
Median Earnings
$1,650
Median Rent
$350,000
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 separately leased residences offer private yards, practical layouts, and adaptable space for rental or owner-occupant use.
Where is this duplex located?
The property is located at 117 J St Belle Chasse, LA.
What is the asking price?
The asking price for this property is $364,500.
What are key features of this property?
This property features: Two‑unit duplex with 2,391 SF total building area; Unit A: approximately 1,149 sq ft with new wood floors; Unit B: approximately 1,242 sq ft plus office/flexible fourth‑bedroom space
