Stabilized 14-Unit Apartment
For Sale
$1,500,000
3250 Carlotta St, Baton Rouge, LA 70802
Fourteen-unit multifamily property with stabilized income near LSU Campus.
Property Size12,000 SF
Days on Market73
Property Features for 3250 Carlotta St
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
14
Building Details
Building Size
12,000 SF
Listing Agency:
JRE Brokerage
Listed By:
Mark Segalla · License #SALE.995699471‑ACT
(225) 505-4349
Source:
Gojre
Added: Jun 25
Changed: Sep 4
Last Checked: Sep 5 at 5:59AM
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 JRE Brokerage
Investment Insights
Based on property information with market context.
This 14-unit multifamily apartment building is offered for sale at 3250 and 3270 Carlotta Street. The property is described as a stabilized income opportunity, positioned for long-term rental performance.
The asset benefits from a strategic location within the LSU Campus area, supporting consistent demand tied to the nearby school environment.
With a compact 14-unit configuration, the building offers a straightforward residential income setup for investors seeking a stabilized multifamily asset.
The asset benefits from a strategic location within the LSU Campus area, supporting consistent demand tied to the nearby school environment.
With a compact 14-unit configuration, the building offers a straightforward residential income setup for investors seeking a stabilized multifamily asset.
Key Highlights
- 14‑unit multifamily property located at 3250 and 3270 Carlotta Street
- Stabilized income multifamily opportunity
- Strategic location near LSU campus
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
$109,874
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
7.32%
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%
$2,197,480
$2.2M
Cap Rate 7%
$1,569,629
$1.6M
Cap Rate 9%
$1,220,822
$1.2M
Market Conditions
NOI Build-Up for 12,000 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
$210.2K $17.52/SF
− Vacancy
−$10.5K −$0.87/SF
EGI
$199.8K $16.65/SF
− OpEx
−$89.9K −$7.49/SF
NOI
$109.9K $9.16/SF
Area
Baton Rouge, LA
Vacancy
4.98%
Lease Rate
$17.52 /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%
$2,197,480
Cap Rate 7%
$1,569,629
Cap Rate 9%
$1,220,822
Alternative Uses
Best Use
Apartment 5plus
$1.57M
$1.37M – $1.83M
NOI $109,874 @ 7.0% cap · market cap 7.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.87M
$2.51M – $3.35M
NOI $201,172 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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?
Apartment building - Fourteen-unit multifamily property with stabilized income near LSU Campus.
Where is this apartment building located?
The property is located at 3250 Carlotta St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 14‑unit multifamily property located at 3250 and 3270 Carlotta Street; Stabilized income multifamily opportunity; Strategic location near LSU campus
