Corner-Lot
For Sale
$169,500
311 S Crocker St S, Sulphur, LA 70663
Two-unit property with a four-bedroom/two-bath residence and a two-bedroom/one-bath residence.
Property Size2,287 SF
Price / SF$74.11
Days on Market42
Property Features for 311 S Crocker St S
General Information
Standard status
Active
Size
2,287 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1947
Buildings
1
Tenancy
Multi
Listing Agency:
CENTURY 21 Bessette Flavin
(337) 540-1916
Listed By:
Larry Turner · License #4569
Source:
Athomerealtyla
Added: Jul 21
Changed: Aug 31
Last Checked: Aug 31 at 7:46PM
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 CENTURY 21 Bessette Flavin
Investment Insights
Based on property information with market context.
This duplex contains two distinct residences: one with four bedrooms and two full baths, and another with two bedrooms and one full bath. Both units are rented, providing an existing income-producing configuration. The property sits on a corner lot at 311 S Crocker St S in Sulphur, Louisiana. Updates are dated 07.02.26, and the building was constructed in 1947.
Key Highlights
- Four‑bedroom unit with two full baths
- Two‑bedroom unit with one full bath
- Both units are rented
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
$15,104
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
8.91%
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%
$302,080
$302.1K
Cap Rate 7%
$215,771
$215.8K
Cap Rate 9%
$167,822
$167.8K
Market Conditions
NOI Build-Up for 2,287 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
$23.3K $10.20/SF
− Vacancy
−$1.7K −$0.77/SF
EGI
$21.6K $9.44/SF
− OpEx
−$6.5K −$2.83/SF
NOI
$15.1K $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%
$302,080
Cap Rate 7%
$215,771
Cap Rate 9%
$167,822
Alternative Uses
Best Use
Multifamily LT 5
$215.8K
$188.8K – $251.7K
NOI $15,104 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$190.9K
$167.1K – $222.7K
NOI $13,364 @ 7.0% cap · market cap 7.88%
Theoretical Best
Specialty Retail
$493.0K
$431.3K – $575.1K
NOI $34,507 @ 7.0% cap · market cap 20.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
355
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-unit property with a four-bedroom/two-bath residence and a two-bedroom/one-bath residence.
Where is this duplex located?
The property is located at 311 S Crocker St S Sulphur, LA.
What is the asking price?
The asking price for this property is $169,500.
What are key features of this property?
This property features: Four‑bedroom unit with two full baths; Two‑bedroom unit with one full bath; Both units are rented
