Multifamily Property with Three
For Sale
$590,000
26111 HARVEY LAVIGNE Road, Ponchatoula, LA 70454
Multi-Family, Acadian, Ponchatoula, LA
Property Size5,103 SF
Lot Size5.00 Acres
Price / SF$115.62
Days on Market71
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
5476607
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
barn
stable
stocked pond
above-ground pool with deck and bar area
solar panels
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 Milazzo Nichols · License #995687309
(985) 634-0932
Added: Jun 23
Changed: Sep 1
Last Checked: Sep 1 at 10:06PM
MLS# 2564435
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 multifamily property spans 5 acres and includes three separate residences totaling 5,103 square feet. The 1992 Acadian-style main house contains 2,591 square feet with 4 bedrooms and 3 bathrooms and was renovated in 2008. Its features include granite counters, stainless steel appliances, double ovens, a gas cooktop, no carpet, a metal roof, and windows installed in 2019. Solar panels, a decked attic, and a generous laundry room add practical utility.
The guest house provides approximately 400 square feet in a studio layout with 1 bathroom. A 2021 double-wide home contributes 2,112 square feet, 3 bedrooms, 2 bathrooms, and a 384-square-foot porch, along with a large kitchen island, walk-in pantry, tankless water heater, and primary suite with a soaking tub and walk-in shower.
The grounds include a two-story barn, stable, stocked bass and catfish pond, and an above-ground pool with deck and bar area. Both residences are connected to public water. The property is in Flood Zone X and includes a carport, central heating, central air, security cameras, a metal roof, leased propane tanks, and leased solar panels.
The guest house provides approximately 400 square feet in a studio layout with 1 bathroom. A 2021 double-wide home contributes 2,112 square feet, 3 bedrooms, 2 bathrooms, and a 384-square-foot porch, along with a large kitchen island, walk-in pantry, tankless water heater, and primary suite with a soaking tub and walk-in shower.
The grounds include a two-story barn, stable, stocked bass and catfish pond, and an above-ground pool with deck and bar area. Both residences are connected to public water. The property is in Flood Zone X and includes a carport, central heating, central air, security cameras, a metal roof, leased propane tanks, and leased solar panels.
Key Highlights
- Three separate residences totaling 5,103 square feet on 5 acres
- Main residence offers 2,591 square feet, 4 bedrooms, and 3 bathrooms
- 2021 double‑wide includes 2,112 square feet, 3 bedrooms, 2 bathrooms, and a 384‑square‑foot porch
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
$33,370
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
5.66%
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%
$667,400
$667.4K
Cap Rate 7%
$476,714
$476.7K
Cap Rate 9%
$370,778
$370.8K
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
$66.7K $13.08/SF
− Vacancy
−$6.1K −$1.19/SF
EGI
$60.7K $11.89/SF
− OpEx
−$27.3K −$5.35/SF
NOI
$33.4K $6.54/SF
Area
Tangipahoa County, LA
Vacancy
9.10%
Lease Rate
$13.08 /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%
$667,400
Cap Rate 7%
$476,714
Cap Rate 9%
$370,778
Alternative Uses
Best Use
Apartment 5plus
$476.7K
$417.1K – $556.2K
NOI $33,370 @ 7.0% cap · market cap 5.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,470 @ 7.0% cap · market cap 16.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Five-acre property combines three dwellings with a pond, barn, stable, pool, and public water service.
Where is this multifamily property located?
The property is located at 26111 HARVEY LAVIGNE Road Ponchatoula, LA.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: Three separate residences totaling 5,103 square feet on 5 acres; Main residence offers 2,591 square feet, 4 bedrooms, and 3 bathrooms; 2021 double‑wide includes 2,112 square feet, 3 bedrooms, 2 bathrooms, and a 384‑square‑foot porch
