Three-Residence Triplex
New
For Sale
$575,000
26111 HARVEY LAVIGNE Road, Ponchatoula, LA 70454
Multi-Family, Acadian, Ponchatoula, LA
Property Size5,103 SF
Lot Size5.00 Acres
Price / SF$112.68
Days on Market1
Property Features for 26111 HARVEY LAVIGNE Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Carport
Security features
Security
Exterior features
Pond, Security Cameras
Subdivision
Not a Subdivision
Lot features
1-5 Acres
Standard status
Active
APN
05476607
Size
5,103 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Description
5.00A BEING TR 1 OF WALLER MINI PART IN SEC 34 T6SR9E
Legal Description
5.00A BEING TR 1 OF WALLER MINI PART IN SEC 34 T6SR9E
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
above-ground pool
barn
stable
stocked pond
Building Details
Year built
1992
Floors in Building
1
Number of units
3
Roof type
Metal
Architectural style
Other
Listing Agency:
Elite Real Estate Advisors · Century 21 Real Estate
(985) 542-7601
Listed By:
Jena Nichols · License #995687309
(985) 634-0932
Added: Sep 16
Last Checked: Sep 16 at 3:06PM
MLS# 2577448
Copyright © 2026 New Orleans Metropolitan 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 triplex property in Ponchatoula includes three separate residences totaling 5,103 square feet on 5 acres in Flood Zone X. The primary home is an Acadian-style residence built in 1992 and renovated in 2008, with 2,591 square feet, four bedrooms, three bathrooms, a large kitchen and dining area, granite counters, stainless steel appliances, double ovens, a gas cooktop, and no carpet. Solar panels, a metal roof, 2019 window replacements, and 2024 roofing-screw replacement are also noted.
The guest residence provides approximately 400 square feet in a studio layout with one bathroom. A 2,112-square-foot double-wide home built in 2021 adds three bedrooms, two bathrooms, a large island, walk-in pantry, propane stove, tankless water heater, and a 384-square-foot porch. The property also includes a two-story barn, stable, stocked pond, above-ground pool with deck and bar area, security cameras, central heating and cooling, public water, and carport parking.
The guest residence provides approximately 400 square feet in a studio layout with one bathroom. A 2,112-square-foot double-wide home built in 2021 adds three bedrooms, two bathrooms, a large island, walk-in pantry, propane stove, tankless water heater, and a 384-square-foot porch. The property also includes a two-story barn, stable, stocked pond, above-ground pool with deck and bar area, security cameras, central heating and cooling, public water, and carport parking.
Key Highlights
- Three residences totaling 5,103 square feet on 5 acres
- Main residence offers 2,591 square feet, 4 bedrooms, and 3 bathrooms
- 2021 double‑wide home includes 2,112 square feet, 3 bedrooms, and 2 bathrooms
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
$38,378
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
6.67%
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%
$767,560
$767.6K
Cap Rate 7%
$548,257
$548.3K
Cap Rate 9%
$426,422
$426.4K
Market Conditions
NOI Build-Up for 5,103 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
$60.0K $11.76/SF
− Vacancy
−$5.2K −$1.02/SF
EGI
$54.8K $10.74/SF
− OpEx
−$16.4K −$3.22/SF
NOI
$38.4K $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%
$767,560
Cap Rate 7%
$548,257
Cap Rate 9%
$426,422
Alternative Uses
Best Use
Multifamily LT 5
$548.3K
$479.7K – $639.6K
NOI $38,378 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$476.7K
$417.1K – $556.2K
NOI $33,370 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,470 @ 7.0% cap · market cap 17.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three separate residences with extensive outdoor amenities and public water across a rural five-acre setting.
Where is this triplex located?
The property is located at 26111 HARVEY LAVIGNE Road Ponchatoula, LA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Three residences totaling 5,103 square feet on 5 acres; Main residence offers 2,591 square feet, 4 bedrooms, and 3 bathrooms; 2021 double‑wide home includes 2,112 square feet, 3 bedrooms, and 2 bathrooms
