16-Unit Hotel with Extended-Stay
For Sale
$2,290,000
356 Invader St, Sulphur, LA 70663
Sulphur Suites combines on-site operations with website-based management and online booking for an established lodging format.
Property Size11,562 SF
Price / SF$198.06
Days on Market280
Property Features for 356 Invader St
General Information
Standard status
Active
Size
11,562 SF
Additional Details
Multifamily Units
16
Listing Agency:
Parish Realty Acadiana
(337) 298-5305
Listed By:
Macie Chauffe Northcutt · License #995683410
(337) 298-5305
Source:
Exprealty
Added: Nov 4, 2025
Changed: Aug 11
Last Checked: Aug 11 at 8:24AM
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 Parish Realty Acadiana
Investment Insights
Based on property information with market context.
Sulphur Suites is an 11,562-square-foot, 16-unit hotel property in Sulphur’s industrial corridor. The asset is configured to serve regional plant workers, contractors, and traveling professionals through an extended-stay lodging model.
Operations include an on-site team, a dedicated website, and an online booking platform. The property also includes recent improvements, although specific improvement details are not provided. Its operating format combines hotel accommodations with longer-duration stays for commercial and industrial-area demand.
Operations include an on-site team, a dedicated website, and an online booking platform. The property also includes recent improvements, although specific improvement details are not provided. Its operating format combines hotel accommodations with longer-duration stays for commercial and industrial-area demand.
Key Highlights
- 16‑unit hotel property totaling 11,562 square feet
- Located in Sulphur’s industrial corridor
- Extended‑stay model serving plant workers, contractors, and traveling professionals
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
$72,494
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
3.17%
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%
$1,449,880
$1.4M
Cap Rate 7%
$1,035,629
$1.0M
Cap Rate 9%
$805,489
$805.5K
Market Conditions
NOI Build-Up for 11,562 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
$173.4K $15.00/SF
− Vacancy
−$20.8K −$1.80/SF
EGI
$152.6K $13.20/SF
− OpEx
−$80.1K −$6.93/SF
NOI
$72.5K $6.27/SF
Area
Calcasieu County, LA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,449,880
Cap Rate 7%
$1,035,629
Cap Rate 9%
$805,489
Alternative Uses
Best Use
Hotel Hospitality
$1.04M
$906.2K – $1.21M
NOI $72,494 @ 7.0% cap · market cap 3.17%
Second Best
Apartment 5plus
$965.2K
$844.6K – $1.13M
NOI $67,564 @ 7.0% cap · market cap 2.95%
Theoretical Best
Specialty Retail
$2.49M
$2.18M – $2.91M
NOI $174,453 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16
Residential units
Location Intelligence
Trade Area within ½ mile
363
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?
Hotel - Sulphur Suites combines on-site operations with website-based management and online booking for an established lodging format.
Where is this hotel located?
The property is located at 356 Invader St Sulphur, LA.
What is the asking price?
The asking price for this property is $2,290,000.
What are key features of this property?
This property features: 16‑unit hotel property totaling 11,562 square feet; Located in Sulphur’s industrial corridor; Extended‑stay model serving plant workers, contractors, and traveling professionals
