Mobile Home Portfolio
For Sale
$400,000
12431 & 12483 Arceneaux Ln, Geismar, LA 70734
Three mobile homes are included in this for-sale package with a stated total monthly income of $4,400.
Property Size4,500 SF
Price / SF$88.89
Days on Market66
Property Features for 12431 & 12483 Arceneaux Ln
General Information
Standard status
Active
Size
4,500 SF
Taxes and HOA fees
Annual Taxes
$999
Listing Agency:
Realty Executives South Louisiana Group
(225) 681-0161
Listed By:
Erin King · License #0995695277
(225) 681-0161
Source:
Exprealty
Added: Jun 25
Changed: Aug 21
Last Checked: Aug 26 at 12:25PM
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 Realty Executives South Louisiana Group
Investment Insights
Based on property information with market context.
This for-sale package includes three mobile homes across two addresses: 12431 Arceneaux Ln and 12483 Arceneaux Ln. The offering is presented as a multi-property portfolio, with total stated monthly income of $4,400.
The package is identified as the Arceneaux Rd package in the provided materials, with total price listed at $400,000. Additional related portfolio packages are noted as available in the remarks, though details of those offerings are not included here.
If you are looking to evaluate a small mobile home income package, this listing provides the complete set of included units and addresses within the Arceneaux Rd offering.
The package is identified as the Arceneaux Rd package in the provided materials, with total price listed at $400,000. Additional related portfolio packages are noted as available in the remarks, though details of those offerings are not included here.
If you are looking to evaluate a small mobile home income package, this listing provides the complete set of included units and addresses within the Arceneaux Rd offering.
Key Highlights
- Package includes 3 mobile homes with addresses: 12431 Arceneaux Ln., 12483 Arceneaux Ln., and 36269 LA Hwy 74
- Stated total monthly income: $4,400
- Total package price: $400,000
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
$20,697
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
5.17%
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%
$413,940
$413.9K
Cap Rate 7%
$295,671
$295.7K
Cap Rate 9%
$229,967
$230.0K
Market Conditions
NOI Build-Up for 4,500 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
$47.0K $10.44/SF
− Vacancy
−$9.3K −$2.08/SF
EGI
$37.6K $8.36/SF
− OpEx
−$16.9K −$3.76/SF
NOI
$20.7K $4.60/SF
Area
Ascension County, LA
Vacancy
19.90%
Lease Rate
$10.44 /SF/Yr
Expense Ratio
45.00%
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%
$413,940
Cap Rate 7%
$295,671
Cap Rate 9%
$229,967
Alternative Uses
Best Use
Apartment 5plus
$295.7K
$258.7K – $345.0K
NOI $20,697 @ 7.0% cap · market cap 5.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$987.4K
$864.0K – $1.15M
NOI $69,120 @ 7.0% cap · market cap 17.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 70734, LA
8,384
Population
3,141
Households
2.7
Avg Household Size
35
Median Age
46%
College-Educated
90%
High-School Grad
27.7 sq mi
ZIP Area
303
Density / Sq Mi
$124,059
Median Household Income
$49,302
Median Earnings
$978
Median Rent
$306,200
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?
Mobile home & RV park - Three mobile homes are included in this for-sale package with a stated total monthly income of $4,400.
Where is this mobile home & rv park located?
The property is located at 12431 & 12483 Arceneaux Ln Geismar, LA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Package includes 3 mobile homes with addresses: 12431 Arceneaux Ln., 12483 Arceneaux Ln., and 36269 LA Hwy 74; Stated total monthly income: $4,400; Total package price: $400,000
