Two-Unit Duplex with Historic
For Sale
$340,000
325 Louisiana Avenue, Corpus Christi, TX 78404
Residential, Corpus Christi, TX
Property Size2,616 SF
Lot Size0.14 Acres
Price / SF$129.97
Days on Market205
Property Features for 325 Louisiana Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 4, Bedroom 3, Bathroom 3, Bathroom 2
Parking features
Garage
Patio and Porch features
Patio
Interior features
AirFiltration
Appliances
ElectricOven, ElectricRange, FreeStandingRange
Subdivision
Del Monte
Lot features
Interior Lot
Elementary school
Menger
Middle school
Baker
High school
Ray
Elementary school district
Corpus Christi ISD
Middle school district
Corpus Christi ISD
High school district
Corpus Christi ISD
Standard status
Active
APN
205500060050
Size
2,616 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
DEL MONTE BLK 6 LOT 5
Legal Description
DEL MONTE BLK 6 LOT 5
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1937
Floors in Building
2
Number of units
1
Flooring type
Hardwood, Tile
Building materials
Frame, HardiplankType, WoodSiding
Roof type
Shingle
Listing Agency:
Coldwell Banker Pacesetter Steel · Coldwell Banker Real Estate
(361) 992-9231
Listed By:
Doug Nichols · License #0747730
(361) 739-2251
Added: Feb 5
Changed: Aug 29
Last Checked: Aug 29 at 4:06PM
MLS# 470672
Copyright © 2026 South Texas Multiple Listing Service, LLC. 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.
Built in 1937, this 2,616-square-foot duplex contains two residential units, each arranged across two levels. The layouts include large living areas, kitchens, dining rooms, half baths, indoor laundry hookups, two upstairs bedrooms, and a full bathroom. Original hardwood flooring, tiled bathrooms, frame construction, and a mix of Hardiplank and wood siding contribute to the property’s established character. One unit has been remodeled, while both units are equipped with central air and electric heating.
The property occupies 0.14 acres at 325 Louisiana Avenue in Corpus Christi, near Ocean Drive, the Corpus Christi Bayfront, and Cole Park pier. Hospitals, Del Mar College, the University, downtown attractions, NAS, dining, and entertainment are also identified as nearby destinations. Additional features include a large backyard, patio, garage parking, public water, and public sewer.
The property occupies 0.14 acres at 325 Louisiana Avenue in Corpus Christi, near Ocean Drive, the Corpus Christi Bayfront, and Cole Park pier. Hospitals, Del Mar College, the University, downtown attractions, NAS, dining, and entertainment are also identified as nearby destinations. Additional features include a large backyard, patio, garage parking, public water, and public sewer.
Key Highlights
- 2,616‑square‑foot duplex built in 1937
- Two units with two bedrooms and one full bathroom upstairs in each
- One unit has been remodeled; original hardwood floors remain
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
$26,695
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
7.85%
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%
$533,900
$533.9K
Cap Rate 7%
$381,357
$381.4K
Cap Rate 9%
$296,611
$296.6K
Market Conditions
NOI Build-Up for 2,616 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
$43.3K $16.56/SF
− Vacancy
−$5.2K −$1.98/SF
EGI
$38.1K $14.58/SF
− OpEx
−$11.4K −$4.37/SF
NOI
$26.7K $10.20/SF
Area
Corpus Christi, TX
Vacancy
11.97%
Lease Rate
$16.56 /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%
$533,900
Cap Rate 7%
$381,357
Cap Rate 9%
$296,611
Alternative Uses
Best Use
Multifamily LT 5
$381.4K
$333.7K – $444.9K
NOI $26,695 @ 7.0% cap · market cap 7.85%
Second Best
Apartment 5plus
$349.2K
$305.6K – $407.4K
NOI $24,446 @ 7.0% cap · market cap 7.19%
Theoretical Best
Office A
$622.5K
$544.7K – $726.2K
NOI $43,572 @ 7.0% cap · market cap 12.82%
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
772
Businesses Nearby
Explore this area
Business Placement
Demographics for 78404, TX
15,339
Population
6,884
Households
2.2
Avg Household Size
42
Median Age
23%
College-Educated
79%
High-School Grad
3.2 sq mi
ZIP Area
4,793
Density / Sq Mi
$60,264
Median Household Income
$45,864
Median Earnings
$1,172
Median Rent
$180,500
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?
Duplex - Both units offer two-story layouts with spacious living areas, separate kitchens, dining rooms, half baths, and indoor laundry hookups.
Where is this duplex located?
The property is located at 325 Louisiana Avenue Corpus Christi, TX.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 2,616‑square‑foot duplex built in 1937; Two units with two bedrooms and one full bathroom upstairs in each; One unit has been remodeled; original hardwood floors remain
