Two-Unit Residential Income
For Sale
$245,000
721 Moss St, Lake Charles, LA 70601
Historic district duplex with a rented 1-bed garage apartment plus a 3-bed main home featuring an oversized kitchen and sunroom.
Property Size2,064 SF
Price / SF$118.70
Days on Market130
Property Features for 721 Moss St
General Information
Standard status
Active
Size
2,064 SF
Property subtype
Multi-Family
Building Details
Year Built
1909
Stories
2
Listing Agency:
Rhino Real Estate
Listed By:
Kelley Gueringer · License #995686353
(337) 274-8434
Source:
Athomerealtyla
Added: May 8
Changed: Sep 10
Last Checked: Sep 13 at 1:54PM
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 Rhino Real Estate
Investment Insights
Based on property information with market context.
This two-unit residential income property combines a main home and an additional garage apartment. The main house offers 3 bedrooms and 2 bathrooms, with an oversized kitchen, a sunroom off the kitchen, a formal dining room, a fireplace, and an additional second-floor room suited for storage. Period details include original wood floors, crown molding, and chandeliers, and the home is further supported by a garage/shop in the back for storage or tools.
Located in the historic district in downtown Lake Charles, the layout supports both owner-occupancy and rental income. The detached garage apartment adds 1 bedroom and 1 bathroom and is currently rented, with 578 square feet noted as not included in the main square footage.
The seller is also offering a $15,000 allowance for exterior paint and siding repairs.
Located in the historic district in downtown Lake Charles, the layout supports both owner-occupancy and rental income. The detached garage apartment adds 1 bedroom and 1 bathroom and is currently rented, with 578 square feet noted as not included in the main square footage.
The seller is also offering a $15,000 allowance for exterior paint and siding repairs.
Key Highlights
- 1909 historic district home in downtown Lake Charles with a 3‑bedroom, 2‑bath main house plus an additional rented garage apartment
- Main house features an oversized kitchen plus a sunroom off the kitchen and a formal dining room
- Original wood floors, crown moulding, and chandeliers in the main house
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
$13,632
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
5.56%
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%
$272,640
$272.6K
Cap Rate 7%
$194,743
$194.7K
Cap Rate 9%
$151,467
$151.5K
Market Conditions
NOI Build-Up for 2,064 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
$21.1K $10.20/SF
− Vacancy
−$1.6K −$0.77/SF
EGI
$19.5K $9.44/SF
− OpEx
−$5.8K −$2.83/SF
NOI
$13.6K $6.60/SF
Area
Calcasieu County, LA
Vacancy
7.50%
Lease Rate
$10.20 /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%
$272,640
Cap Rate 7%
$194,743
Cap Rate 9%
$151,467
Alternative Uses
Best Use
Multifamily LT 5
$194.7K
$170.4K – $227.2K
NOI $13,632 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$172.3K
$150.8K – $201.0K
NOI $12,061 @ 7.0% cap · market cap 4.92%
Theoretical Best
Specialty Retail
$444.9K
$389.3K – $519.1K
NOI $31,143 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,277
Businesses Nearby
Explore this area
Business Placement
Demographics for 70601, LA
34,571
Population
16,811
Households
2.1
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
16.1 sq mi
ZIP Area
2,147
Density / Sq Mi
$49,545
Median Household Income
$34,044
Median Earnings
$938
Median Rent
$164,300
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Historic district duplex with a rented 1-bed garage apartment plus a 3-bed main home featuring an oversized kitchen and sunroom.
Where is this duplex located?
The property is located at 721 Moss St Lake Charles, LA.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 1909 historic district home in downtown Lake Charles with a 3‑bedroom, 2‑bath main house plus an additional rented garage apartment; Main house features an oversized kitchen plus a sunroom off the kitchen and a formal dining room; Original wood floors, crown moulding, and chandeliers in the main house
