Four-Home Multifamily
For Sale
$495,000
13202 Eastside Acres Rd, Erath, LA 70533
The portfolio includes four rented residences, with the seller also willing to consider separate sales.
Property Size4,919 SF
Price / SF$100.63
Days on Market27
Property Features for 13202 Eastside Acres Rd
General Information
Standard status
Active
Size
4,919 SF
Property subtype
Multi-Family
Occupancy
100%
Financials
Cap Rate
12%
Gross Income
$59,400
Additional Details
Multifamily Units
4
Building Details
Buildings
4
Listing Agency:
EXP Realty, LLC
(337) 522-7554
Listed By:
Blake Weaver · License #0995695402
Source:
Athomerealtyla
Added: Aug 6
Changed: Aug 30
Last Checked: Aug 31 at 7:34PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This multifamily offering combines four residential income properties in one package. Each home is currently rented, providing an occupied portfolio across Iberia and Vermilion parishes. The properties are located at 804 Troy Road in New Iberia; 13202 Eastside Acres Road in Erath; 11107 Vine Street in Abbeville; and 13923 Cypress Street in Abbeville.
The seller is also willing to sell the homes individually rather than only as a combined acquisition. The package is reported at a 12% cap rate, offering a clearly defined income-property configuration for buyers evaluating multiple residential assets in a single transaction.
The seller is also willing to sell the homes individually rather than only as a combined acquisition. The package is reported at a 12% cap rate, offering a clearly defined income-property configuration for buyers evaluating multiple residential assets in a single transaction.
Key Highlights
- Four‑home residential income property package
- All four homes are currently rented
- Seller will consider selling the homes separately
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
$41,702
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
8.42%
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%
$834,040
$834.0K
Cap Rate 7%
$595,743
$595.7K
Cap Rate 9%
$463,356
$463.4K
Market Conditions
NOI Build-Up for 4,919 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
$103.3K $21.00/SF
− Vacancy
−$27.5K −$5.59/SF
EGI
$75.8K $15.41/SF
− OpEx
−$34.1K −$6.94/SF
NOI
$41.7K $8.48/SF
Area
Vermilion County, LA
Vacancy
26.60%
Lease Rate
$21.00 /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%
$834,040
Cap Rate 7%
$595,743
Cap Rate 9%
$463,356
Alternative Uses
Best Use
Apartment 5plus
$595.7K
$521.3K – $695.0K
NOI $41,702 @ 7.0% cap · market cap 8.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,411 @ 7.0% cap · market cap 16.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 70533, LA
7,282
Population
3,020
Households
2.4
Avg Household Size
39
Median Age
20%
College-Educated
84%
High-School Grad
74.4 sq mi
ZIP Area
98
Density / Sq Mi
$65,742
Median Household Income
$39,974
Median Earnings
$828
Median Rent
$151,200
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?
Multifamily property - The portfolio includes four rented residences, with the seller also willing to consider separate sales.
Where is this multifamily property located?
The property is located at 13202 Eastside Acres Rd Erath, LA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Four‑home residential income property package; All four homes are currently rented; Seller will consider selling the homes separately
