Two-Story Duplex with Covered
For Sale
$220,000
19456 Sisters Rd, Ponchatoula, LA 70454
Leased duplex with separate unit access, outdoor living areas, and shared laundry facilities.
Property Size1,578 SF
Lot Size0.51 Acres
Price / SF$139.42
Days on Market25
Property Features for 19456 Sisters Rd
General Information
Standard status
Active
Size
1,578 SF
Lot size
0.51 Acres
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/2BA
Multifamily Units
2
Amenities
separate exterior staircase
covered patio
ceiling fan
outdoor dining area
covered deck
shared laundry room
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
United Real Estate Partners LLC
(985) 400-4224
Listed By:
Gabriela Williams · License #995696608
(985) 400-4224
Source:
Exprealty
Added: Jul 29
Changed: Aug 20
Last Checked: Aug 21 at 10:47AM
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 United Real Estate Partners LLC
Investment Insights
Based on property information with market context.
This two-story duplex contains 1,578 square feet on a cleared 0.51-acre lot at 19456 Sisters Rd in Ponchatoula, LA. The lower residence offers one bedroom and one bathroom, while the upper residence includes two bedrooms and two bathrooms. Each unit has its own exterior stair access. Outdoor features include a covered lower patio and a spacious covered upper deck overlooking a wooded treeline. A shared laundry room includes a washer and dryer.
Both residences are leased to long-term tenants. The property has received active owner maintenance for five years and includes a termite contract, home warranty, and lawn care service. The building is 19 years old and has a metal roof installed six years ago. Mature pine and oak trees, along with a maintained lawn, frame the residential setting.
Both residences are leased to long-term tenants. The property has received active owner maintenance for five years and includes a termite contract, home warranty, and lawn care service. The building is 19 years old and has a metal roof installed six years ago. Mature pine and oak trees, along with a maintained lawn, frame the residential setting.
Key Highlights
- 1,578 SF two‑story duplex on a cleared 0.51‑acre lot
- Unit mix includes 1 bed/1 bath downstairs and 2 bed/2 bath upstairs
- Separate exterior stair access serves each unit
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
$11,868
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
5.39%
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%
$237,360
$237.4K
Cap Rate 7%
$169,543
$169.5K
Cap Rate 9%
$131,867
$131.9K
Market Conditions
NOI Build-Up for 1,578 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
$18.6K $11.76/SF
− Vacancy
−$1.6K −$1.02/SF
EGI
$17.0K $10.74/SF
− OpEx
−$5.1K −$3.22/SF
NOI
$11.9K $7.52/SF
Area
Tangipahoa County, LA
Vacancy
8.64%
Lease Rate
$11.76 /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%
$237,360
Cap Rate 7%
$169,543
Cap Rate 9%
$131,867
Alternative Uses
Best Use
Multifamily LT 5
$169.5K
$148.4K – $197.8K
NOI $11,868 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$147.4K
$129.0K – $172.0K
NOI $10,319 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$435.0K
$380.6K – $507.5K
NOI $30,450 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 70454, LA
32,154
Population
14,132
Households
2.3
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
174.6 sq mi
ZIP Area
184
Density / Sq Mi
$70,560
Median Household Income
$46,159
Median Earnings
$1,124
Median Rent
$219,500
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 - Leased duplex with separate unit access, outdoor living areas, and shared laundry facilities.
Where is this duplex located?
The property is located at 19456 Sisters Rd Ponchatoula, LA.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 1,578 SF two‑story duplex on a cleared 0.51‑acre lot; Unit mix includes 1 bed/1 bath downstairs and 2 bed/2 bath upstairs; Separate exterior stair access serves each unit
