Duplex with Wood
For Sale
$130,000
Pending
215 Louise St, Baton Rouge, LA 70802
Residential Income, Baton Rouge, LA
Property Size1,170 SF
Lot Size0.08 Acres
Days on Market10
Property Features for 215 Louise St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
2
Appliances
Gas Cooktop, Dishwasher, Freezer, Microwave
Subdivision
Johnstown
Elementary school district
East Baton Rouge
Middle school district
East Baton Rouge
High school district
East Baton Rouge
Directions
From I-10 East, Right on Terrace Ave, left on Braddock, Right on Louise, Duplex on left.
Special listing conditions
Auction
Standard status
Pending
Size
1,170 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
WARD: 1-3, SUBDIVISION: JOHNSTOWN, LOT: 21, BLOCK: 2.
Legal Description
WARD: 1-3, SUBDIVISION: JOHNSTOWN, LOT: 21, BLOCK: 2.
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Window Unit(s)
Water source
Public
Building Details
Flooring type
Wood
Building materials
Wood Siding, Frame
Listing Agency:
Keller Williams Realty Red Stick Partners
(225) 768-1800
Listed By:
Joanna Arnold · License #995692859
(225) 522-1952
Added: Aug 19
Last Checked: Aug 28 at 10:06PM
MLS# 2026015287
Copyright © 2026 Greater Baton Rouge Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,170 square feet on a 0.08-acre parcel. The property features wood siding with frame construction and wood flooring throughout. Interior equipment includes a gas cooktop, dishwasher, freezer, and microwave.
Heating is provided by a wall furnace, while window units provide cooling. The property is connected to public water and public sewer service.
Heating is provided by a wall furnace, while window units provide cooling. The property is connected to public water and public sewer service.
Key Highlights
- Duplex containing 1,170 square feet
- Situated on a 0.08‑acre parcel
- Wood siding and frame construction
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
$10,713
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
8.24%
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%
$214,260
$214.3K
Cap Rate 7%
$153,043
$153.0K
Cap Rate 9%
$119,033
$119.0K
Market Conditions
NOI Build-Up for 1,170 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
$20.5K $17.52/SF
− Vacancy
−$1.0K −$0.87/SF
EGI
$19.5K $16.65/SF
− OpEx
−$8.8K −$7.49/SF
NOI
$10.7K $9.16/SF
Area
Baton Rouge, LA
Vacancy
4.98%
Lease Rate
$17.52 /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%
$214,260
Cap Rate 7%
$153,043
Cap Rate 9%
$119,033
Alternative Uses
Best Use
Multifamily LT 5
$172.5K
$151.0K – $201.3K
NOI $12,078 @ 7.0% cap · market cap 9.29%
Second Best
Apartment 5plus
$153.0K
$133.9K – $178.6K
NOI $10,713 @ 7.0% cap · market cap 8.24%
Theoretical Best
Specialty Retail
$280.2K
$245.2K – $326.9K
NOI $19,614 @ 7.0% cap · market cap 15.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
555
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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?
Duplex - Two-unit residential property with public water and sewer service, wood flooring, and kitchen appliances.
Where is this duplex located?
The property is located at 215 Louise St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: Duplex containing 1,170 square feet; Situated on a 0.08‑acre parcel; Wood siding and frame construction
