Renovated Duplex with Two
For Sale
$225,000
2360 Royal Oak Ln, Sulphur, LA 70663
Two 2BR/1BA residences received comprehensive interior updates in 2021.
Property Size2,200 SF
Price / SF$102.27
Days on Market31
Property Features for 2360 Royal Oak Ln
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1970
Year Renovated
2021
Buildings
1
Listing Agency:
The Real Estate Brokerage
(337) 661-9903
Listed By:
Nathan Rose · License #995710074
Source:
Athomerealtyla
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 30 at 6:52PM
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 The Real Estate Brokerage
Investment Insights
Based on property information with market context.
This duplex contains two 2BR/1BA units within approximately 2,200 square feet. Both residences underwent renovation in 2021, including refreshed kitchens and bathrooms, updated flooring, and contemporary interior finishes. The property was originally built in 1970.
Located at 2360 Royal Oak Ln in Sulphur, Louisiana, the building offers two separately configured residential units in one income-property asset. The dual-unit layout provides flexibility for an investor or an owner-occupant, subject to applicable leasing and occupancy requirements.
Located at 2360 Royal Oak Ln in Sulphur, Louisiana, the building offers two separately configured residential units in one income-property asset. The dual-unit layout provides flexibility for an investor or an owner-occupant, subject to applicable leasing and occupancy requirements.
Key Highlights
- Two 2BR/1BA units in one duplex property
- Renovated in 2021
- Approximately 2,200 square feet
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
$14,530
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
6.46%
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%
$290,600
$290.6K
Cap Rate 7%
$207,571
$207.6K
Cap Rate 9%
$161,444
$161.4K
Market Conditions
NOI Build-Up for 2,200 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
$22.4K $10.20/SF
− Vacancy
−$1.7K −$0.77/SF
EGI
$20.8K $9.44/SF
− OpEx
−$6.2K −$2.83/SF
NOI
$14.5K $6.60/SF
Area
Calcasieu County, LA
Vacancy
7.50%
Lease Rate
$10.20 /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%
$290,600
Cap Rate 7%
$207,571
Cap Rate 9%
$161,444
Alternative Uses
Best Use
Multifamily LT 5
$207.6K
$181.6K – $242.2K
NOI $14,530 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$183.7K
$160.7K – $214.3K
NOI $12,856 @ 7.0% cap · market cap 5.71%
Theoretical Best
Specialty Retail
$474.2K
$414.9K – $553.3K
NOI $33,195 @ 7.0% cap · market cap 14.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
119
Businesses Nearby
Explore this area
Business Placement
Demographics for 70663, LA
29,325
Population
12,767
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
97.8 sq mi
ZIP Area
300
Density / Sq Mi
$59,444
Median Household Income
$37,587
Median Earnings
$914
Median Rent
$174,300
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 - Two 2BR/1BA residences received comprehensive interior updates in 2021.
Where is this duplex located?
The property is located at 2360 Royal Oak Ln Sulphur, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two 2BR/1BA units in one duplex property; Renovated in 2021; Approximately 2,200 square feet
