Montegut Duplex with Income
For Sale
$150,000
436 A&B Aragon Road, Montegut, LA 70377
MULTI_FAMILY - Montegut, LA
Property Size888 SF
Lot Size0.71 Acres
Price / SF$168.92
Days on Market98
Property Features for 436 A&B Aragon Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
4
Patio and Porch features
Porch
Appliances
Dishwasher
Subdivision
Aragon Estates
Elementary school district
Terrebonne Parish
Middle school district
Terrebonne Parish
High school district
Terrebonne Parish
Directions
Lower Country Drive to Aragon Road
Standard status
Active
Size
888 SF
Lot size
0.71 Acres
Taxes and HOA fees
Tax Description
Lot 3-A (revised) Block 8 Adden.2 Aragon Estates S/D CB 2002/866
Legal Description
Lot 3-A (revised) Block 8 Adden.2 Aragon Estates S/D CB 2002/866
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Flooring type
Tile - Ceramic
Building materials
Vinyl Siding, Frame
Roof type
Shingle
Listing Agency:
Good Earth Realty, Inc. · RE/MAX International
(985) 851-3999
Listed By:
Cindy Price · License #15770
(985) 804-0171
Added: May 20
Changed: May 21
Last Checked: Aug 25 at 4:06AM
MLS# 2026009398
Copyright © 2026 Bayou Board of Realtors. 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.
This well-maintained duplex presents an investment opportunity with 100% occupancy and income potential. Each unit includes 2 bedrooms and 1 bathroom, with approximately 868 square feet of living area. The property features a new roof and is situated on an oversized 62x500 lot, offering additional yard space. The lot allows flexibility for various investment ideas, including expansion, outdoor amenities, storage, parking, or future development opportunities. The property is located in Montegut, LA.
Key Highlights
- Income‑producing duplex with 100% occupancy and steady income potential.
- New roof for reduced maintenance costs.
- Oversized 62x500 lot offers expansion, outdoor amenities, storage, parking, or future development possibilities.
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
$6,678
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
4.45%
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%
$133,560
$133.6K
Cap Rate 7%
$95,400
$95.4K
Cap Rate 9%
$74,200
$74.2K
Market Conditions
NOI Build-Up for 888 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
$10.4K $11.76/SF
− Vacancy
−$902 −$1.02/SF
EGI
$9.5K $10.74/SF
− OpEx
−$2.9K −$3.22/SF
NOI
$6.7K $7.52/SF
Area
Terrebonne County, LA
Vacancy
8.64%
Lease Rate
$11.76 /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%
$133,560
Cap Rate 7%
$95,400
Cap Rate 9%
$74,200
Alternative Uses
Best Use
Multifamily LT 5
$95.4K
$83.5K – $111.3K
NOI $6,678 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$83.0K
$72.6K – $96.8K
NOI $5,807 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$244.8K
$214.2K – $285.6K
NOI $17,135 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 70377, LA
3,702
Population
1,364
Households
2.7
Avg Household Size
40
Median Age
5%
College-Educated
64%
High-School Grad
84.6 sq mi
ZIP Area
44
Density / Sq Mi
$53,851
Median Household Income
$33,750
Median Earnings
$694
Median Rent
$119,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex in Montegut, LA with 100% occupancy.
Where is this duplex located?
The property is located at 436 A&B Aragon Road Montegut, LA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Income‑producing duplex with 100% occupancy and steady income potential.; New roof for reduced maintenance costs.; Oversized 62x500 lot offers expansion, outdoor amenities, storage, parking, or future development possibilities.
