Building Details

Year Built 1976

Listing Agency: NOLA Living Realty h***@aol.com Show Phone

Listed By: Tony Smith · License #995694535 Show Phone

Source: Exprealty

Added: Mar 24 Changed: Aug 20 Last Checked: Sep 5 at 1:37PM

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Investment Insights

Based on property information with market context.

A 17-unit motel constructed in 1976, offering approximately 3,300 square feet of rentable area. The property includes a 2,146-square-foot owner/manager’s suite with three bedrooms and three bathrooms, plus a large dedicated room for motel operations. The motel was fully remodeled following Hurricane Ida and was fitted with a new roof.

The property is located in the heart of Boutte, Louisiana, just a few hundred feet from Walgreens, Majoria’s Supermarket, and The Village Shopping Center.

This configuration combines on-site resident space with a dedicated operations area, supporting day-to-day motel management within the same facility.

Key Highlights

• 17‑unit motel with approximately 3,300 SF of rentable area
• Built in 1976 and fully remodeled after Hurricane Ida
• Includes a 2,146 SF owner/manager’s suite with 3 bedrooms and 3 bathrooms

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

$18,340

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

2.82%

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%

$366,800 $366.8K

Cap Rate 7%

$262,000 $262.0K

Cap Rate 9%

$203,778 $203.8K

Market Conditions

NOI Build-Up for 3,300 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

$59.4K $18.00/SF

− Vacancy

−$20.8K −$6.30/SF

EGI

$38.6K $11.70/SF

− OpEx

−$20.3K −$6.14/SF

NOI

$18.3K $5.56/SF

Area

St. Charles County, LA

Vacancy

35.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

52.50%

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%

$366,800

Cap Rate 7%

$262,000

Cap Rate 9%

$203,778

Alternative Uses

Best Use

Hotel Hospitality

$262.0K

$229.3K – $305.7K (±1% cap)

NOI $18,340 @ 7.0% cap · market cap 2.82%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$870.6K

$761.8K – $1.02M (±1% cap)

NOI $60,944 @ 7.0% cap · market cap 9.38%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Motels

Suggested Use

Top Pick Real Estate Agency Building Supply HVAC Service Storage Facility Law Firm Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

17

Residential units

Location Intelligence

Trade Area within ½ mile

252

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 70039, LA

2,800

Population

834

Households

3.4

Avg Household Size

34

Median Age

16%

College-Educated

87%

High-School Grad

13.4 sq mi

ZIP Area

209

Density / Sq Mi

$77,868

Median Household Income

$24,970

Median Earnings

$1,232

Median Rent

$243,100

Median Home Value

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this motels located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• Southern Inn — 13468 US-90, Boutte, LA 70039
• Budget Inn Motel — 143 Myrtle St, Boutte, LA 70039
• Boost — Boutte, LA 70039, United States
• Traila en Luisiana — 13448 US-90, Boutte, LA 70039

Frequently Asked Questions

What type of property is this?

Motel - Remodeled 17-unit motel with dedicated operations room and an owner/manager suite built in 1976.

Where is this motel located?

The property is located at 13468 Highway 90 Boutte, LA.

What is the asking price?

The asking price for this property is $650,000.

What are key features of this property?

This property features: 17‑unit motel with approximately 3,300 SF of rentable area; Built in 1976 and fully remodeled after Hurricane Ida; Includes a 2,146 SF owner/manager’s suite with 3 bedrooms and 3 bathrooms