Income-Producing Multifamily Investment
For Sale
$660,000
4442 Brown Street, Lake Charles, LA 70607
Five units with strong rental demand and growth potential.
Property Size7,100 SF
Price / SF$92.96
Days on Market295
Property Features for 4442 Brown Street
General Information
Standard status
Active
Size
7,100 SF
Property subtype
Residential Income / Apartment
Zoning
MU
Net Operating Income
$48,835
Amenities
No
One
Central Air, Ceiling Fans, Yes
Central, Yes
1
Dishwasher, Electric Oven, Refrigerator, Range Hood
Washer Hookup, Electric Dryer Hookup, Laundry Room
Shingle
Appliances
Slab
Brick
Building Details
Year Built
2005
Buildings
3
Listing Agency:
Coldwell Banker Ingle Safari R
Listed By:
Kacy S Broussard · License #995709138
(337) 660-6800
Source:
Compass
Added: Nov 23, 2025
Changed: Sep 13
Last Checked: Sep 13 at 11:11AM
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 Coldwell Banker Ingle Safari R
Investment Insights
Based on property information with market context.
This property presents an income-producing investment opportunity, featuring a total of five units. The layout includes two duplexes and one single unit. Each unit offers a layout with 2 bedrooms and 2 bathrooms, and includes interior laundry rooms. The property size is 7100 square feet. Current rents for Units 3–7 range from $950–$1000 per month, with potential for future rental growth. The property is located in Lake Charles, LA.
Key Highlights
- Excellent income‑producing investment opportunity with five units.
- Each unit features a desirable 2 bedroom, 2 bathroom layout.
- Spacious interior laundry rooms in each unit.
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
$41,490
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
6.29%
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%
$829,800
$829.8K
Cap Rate 7%
$592,714
$592.7K
Cap Rate 9%
$461,000
$461.0K
Market Conditions
NOI Build-Up for 7,100 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
$80.9K $11.40/SF
− Vacancy
−$5.5K −$0.78/SF
EGI
$75.4K $10.62/SF
− OpEx
−$33.9K −$4.78/SF
NOI
$41.5K $5.84/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$11.40 /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%
$829,800
Cap Rate 7%
$592,714
Cap Rate 9%
$461,000
Alternative Uses
Best Use
Apartment 5plus
$592.7K
$518.6K – $691.5K
NOI $41,490 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,128 @ 7.0% cap · market cap 16.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
308
Businesses Nearby
Explore this area
Business Placement
Demographics for 70607, LA
30,339
Population
13,692
Households
2.2
Avg Household Size
34
Median Age
18%
College-Educated
86%
High-School Grad
115.3 sq mi
ZIP Area
263
Density / Sq Mi
$58,427
Median Household Income
$35,815
Median Earnings
$1,053
Median Rent
$171,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Five units with strong rental demand and growth potential.
Where is this multifamily property located?
The property is located at 4442 Brown Street Lake Charles, LA.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Excellent income‑producing investment opportunity with five units.; Each unit features a desirable 2 bedroom, 2 bathroom layout.; Spacious interior laundry rooms in each unit.
