Renovated Duplex with Mixed-Use
For Sale
$227,000
301 S Pierce St, Lafayette, LA 70501
Two updated residences feature separate electric metering and designated parking for each unit.
Property Size1,791 SF
Price / SF$126.74
Days on Market48
Property Features for 301 S Pierce St
General Information
Standard status
Active
Size
1,791 SF
Zoning
MN-1
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Buildings
1
Listing Agency:
Keaty Real Estate Team
(337) 235-7770
Listed By:
Charles Ditch · License #995695266
Source:
Athomerealtyla
Added: Jul 15
Changed: Aug 30
Last Checked: Aug 30 at 5:19PM
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 Keaty Real Estate Team
Investment Insights
Based on property information with market context.
This renovated duplex is configured as two separate residences: a three-bedroom, one-bath unit and a one-bedroom, one-bath unit. Recent improvements include modern interior finishes and a roof that is approximately two years old. Each residence has its own designated parking, while electricity is individually metered.
The property carries MN-1 mixed-use zoning, which supports neighborhood retail, convenience, service, office, and institutional uses within residential and mixed-residential categories. The zoning also provides for short-term rental potential. Located in Lafayette near Downtown Lafayette and River Ranch, the duplex offers access to shopping, dining, and major thoroughfares. The property is in Flood Zone X.
The property carries MN-1 mixed-use zoning, which supports neighborhood retail, convenience, service, office, and institutional uses within residential and mixed-residential categories. The zoning also provides for short-term rental potential. Located in Lafayette near Downtown Lafayette and River Ranch, the duplex offers access to shopping, dining, and major thoroughfares. The property is in Flood Zone X.
Key Highlights
- Two‑unit duplex with a 3 Bed/1 Bath residence and a 1 Bed/1 Bath residence
- MN‑1 mixed‑use zoning supports neighborhood retail, convenience, service, office, and institutional uses
- Short‑term rental potential supported by the property's mixed‑use zoning
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
$16,752
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
7.38%
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%
$335,040
$335.0K
Cap Rate 7%
$239,314
$239.3K
Cap Rate 9%
$186,133
$186.1K
Market Conditions
NOI Build-Up for 1,791 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
$32.0K $17.88/SF
− Vacancy
−$8.1K −$4.52/SF
EGI
$23.9K $13.36/SF
− OpEx
−$7.2K −$4.01/SF
NOI
$16.8K $9.35/SF
Area
Lafayette, LA
Vacancy
25.27%
Lease Rate
$17.88 /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%
$335,040
Cap Rate 7%
$239,314
Cap Rate 9%
$186,133
Alternative Uses
Best Use
Multifamily LT 5
$239.3K
$209.4K – $279.2K
NOI $16,752 @ 7.0% cap · market cap 7.38%
Second Best
Apartment 5plus
$216.9K
$189.8K – $253.1K
NOI $15,184 @ 7.0% cap · market cap 6.69%
Theoretical Best
Office A
$423.5K
$370.5K – $494.0K
NOI $29,642 @ 7.0% cap · market cap 13.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,535
Businesses Nearby
Explore this area
Business Placement
Demographics for 70501, LA
28,721
Population
12,657
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
78%
High-School Grad
15.3 sq mi
ZIP Area
1,877
Density / Sq Mi
$31,723
Median Household Income
$25,281
Median Earnings
$867
Median Rent
$117,200
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 updated residences feature separate electric metering and designated parking for each unit.
Where is this duplex located?
The property is located at 301 S Pierce St Lafayette, LA.
What is the asking price?
The asking price for this property is $227,000.
What are key features of this property?
This property features: Two‑unit duplex with a 3 Bed/1 Bath residence and a 1 Bed/1 Bath residence; MN‑1 mixed‑use zoning supports neighborhood retail, convenience, service, office, and institutional uses; Short‑term rental potential supported by the property's mixed‑use zoning
