Two-Unit Duplex on
For Sale
$110,000
140 Mini Rd, Opelousas, LA 70570
Each residence offers two bedrooms and one bathroom within a compact rental property configuration.
Property Size1,200 SF
Lot Size1.00 Acre
Price / SF$91.67
Days on Market21
Property Features for 140 Mini Rd
General Information
Standard status
Active
Size
1,200 SF
Lot size
1.00 Acre
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$600
Listing Agency:
EXP Realty, LLC
(337) 298-3712
Listed By:
Angela Seaux · License #995689197
(337) 298-3712
Source:
Exprealty
Added: Jul 23
Changed: Aug 12
Last Checked: Aug 12 at 3:04AM
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 duplex contains 1,200 square feet across two residential units, with each unit arranged as a two-bedroom, one-bathroom residence. Both units are currently rented, providing an existing occupancy profile for the property.
The duplex occupies approximately 1 acre, giving the asset a larger land component than the building footprint alone. The current configuration offers two separate residences on one parcel, with future changes subject to applicable local zoning and approvals.
The duplex occupies approximately 1 acre, giving the asset a larger land component than the building footprint alone. The current configuration offers two separate residences on one parcel, with future changes subject to applicable local zoning and approvals.
Key Highlights
- Two‑unit duplex with 1,200 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- Approximately 1 acre of land
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
$6,895
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
6.27%
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%
$137,900
$137.9K
Cap Rate 7%
$98,500
$98.5K
Cap Rate 9%
$76,611
$76.6K
Market Conditions
NOI Build-Up for 1,200 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
$10.4K $8.64/SF
− Vacancy
−$518 −$0.43/SF
EGI
$9.8K $8.21/SF
− OpEx
−$3.0K −$2.46/SF
NOI
$6.9K $5.75/SF
Area
St. Landry County, LA
Vacancy
5.00%
Lease Rate
$8.64 /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%
$137,900
Cap Rate 7%
$98,500
Cap Rate 9%
$76,611
Alternative Uses
Best Use
Multifamily LT 5
$98.5K
$86.2K – $114.9K
NOI $6,895 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$90.9K
$79.5K – $106.0K
NOI $6,362 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$181.0K
$158.4K – $211.2K
NOI $12,672 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
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?
Duplex - Each residence offers two bedrooms and one bathroom within a compact rental property configuration.
Where is this duplex located?
The property is located at 140 Mini Rd Opelousas, LA.
What is the asking price?
The asking price for this property is $110,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,200 square feet; Each unit includes 2 bedrooms and 1 bathroom; Approximately 1 acre of land
