New Duplexes: Investment
For Sale
Contact for pricing
Pending
1366 Georgia Road, Lake Charles, LA 70611
Eight newly constructed duplexes on 1.66 acres in Moss Bluff.
Property Size16,040 SF
Lot Size1.66 Acres
Days on Market769
Property Features for 1366 Georgia Road
General Information
Standard status
Pending
Size
16,040 SF
Lot size
1.66 Acres
Property subtype
Multifamily
Net Operating Income
$143,892
Building Details
Year Built
2023
Buildings
8
Units
16
Listing Agency:
Coldwell Banker Commercial Ingle Safari Realty
Listed By:
Robbie Ingle · License #0912122392
Source:
Crexi
Added: Jul 27, 2024
Changed: Aug 28
Last Checked: Sep 2 at 8:49PM
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 Coldwell Banker Commercial Ingle Safari Realty
Investment Insights
Based on property information with market context.
This property features eight newly constructed duplexes situated on a 1.66-acre lot in Moss Bluff, presenting an exceptional investment opportunity. Each duplex has a modern, one-story design with Hardi-plank siding and a slab foundation, comprising a total of 16 units. Each unit offers 962 sq ft of living space, featuring a 2 bedroom/2 bathroom layout with an open floor plan, washer/dryer hookups, and stained concrete floors. All units are separately metered for electricity and include covered front porches. The property benefits from a new, expanded commercial sewer system capable of supporting two additional duplexes, offering expansion potential. Located in Flood Zone X, the properties do not require flood insurance. All units are leased. Tenants are responsible for all utilities, resulting in fixed income expenses of $550 per month, covering trash pickup, septic tank monthly testing, and lawn service. The current insurance premium is $22,108.67 yearly on all buildings, and property taxes are currently $150 per year, assessed on land only.
Key Highlights
- Exceptional investment opportunity: 8 newly constructed duplexes (16 units) on a 1.66‑acre lot.
- Expansion Potential: New commercial sewer system supports two additional duplexes.
- Low‑Maintenance Investment: Located in Flood Zone X and tenants pay all utilities.
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
$93,732
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
5.36%
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%
$1,874,640
$1.9M
Cap Rate 7%
$1,339,029
$1.3M
Cap Rate 9%
$1,041,467
$1.0M
Market Conditions
NOI Build-Up for 16,040 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
$182.9K $11.40/SF
− Vacancy
−$12.4K −$0.78/SF
EGI
$170.4K $10.62/SF
− OpEx
−$76.7K −$4.78/SF
NOI
$93.7K $5.84/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$11.40 /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%
$1,874,640
Cap Rate 7%
$1,339,029
Cap Rate 9%
$1,041,467
Alternative Uses
Best Use
Apartment 5plus
$1.34M
$1.17M – $1.56M
NOI $93,732 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.46M
$3.03M – $4.03M
NOI $242,020 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 70611, LA
22,457
Population
8,971
Households
2.5
Avg Household Size
37
Median Age
30%
College-Educated
91%
High-School Grad
81.7 sq mi
ZIP Area
275
Density / Sq Mi
$101,146
Median Household Income
$56,450
Median Earnings
$1,241
Median Rent
$249,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Eight newly constructed duplexes on 1.66 acres in Moss Bluff.
Where is this apartment building located?
The property is located at 1366 Georgia Road Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,749,000.
What are key features of this property?
This property features: Exceptional investment opportunity: 8 newly constructed duplexes (16 units) on a 1.66‑acre lot.; Expansion Potential: New commercial sewer system supports two additional duplexes.; Low‑Maintenance Investment: Located in Flood Zone X and tenants pay all utilities.
