Five-Unit Income Duplex
For Sale
$660,000
4442 Brown Street, Lake Charles, LA 70607
MULTI_FAMILY - Lake Charles, LA
Property Size7,100 SF
Lot Size0.32 Acres
Price / SF$92.96
Days on Market85
Property Features for 4442 Brown Street
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Rooms
Laundry Room
Appliances
Dishwasher, Electric Oven, Range Hood, Refrigerator
Subdivision
Burton Sub
Lot features
Regular Lot
Directions
Head SE on I-210 E, Take exit 7 toward Enterprise Blvd/Louisiana Ave, Continue straight onto E College St, Turn right onto Louisiana Ave, Turn left onto E McNeese St, Turn left onto Brown St, Turn left, Destination will be on the right
Standard status
Active
APN
00288829
Size
7,100 SF
Lot size
0.32 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Roof type
Shingle
Listing Agency:
Coldwell Banker Ingle Safari R · Coldwell Banker Real Estate
(337) 478-1601
Listed By:
Kacy Broussard · License #995709138
(337) 478-1601
Added: May 29
Changed: Jul 2
Last Checked: Aug 21 at 2:06PM
MLS# 3753
Copyright © 2026 Southwest Louisiana Association 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 for-sale residential income property contains five total units, configured as two duplexes and one separate single unit. Each unit is described as offering a 2-bedroom, 2-bathroom floor plan with a spacious interior laundry room, providing a consistent layout across the property. The building is presented as an income-focused asset and is offered as-is for purchasers seeking a multi-unit rental structure.
The property is located at 4442 Brown Street in Lake Charles, within Calcasieu Parish. The site size is listed at 0.318 acres, and the total property size is indicated as 7,100 square feet. The seller requests 24–48 hours notice for showings and requires proof of funds or pre-approval before scheduling.
For investors or owner-operators looking for a small, manageable portfolio component, the consistent unit configuration can simplify leasing and tenant management. The interior laundry room feature may also be an appealing amenity for prospective tenants. The current rents for Units 3 through 7 are stated as ranging from $950 to $1,000 per month.
The property is located at 4442 Brown Street in Lake Charles, within Calcasieu Parish. The site size is listed at 0.318 acres, and the total property size is indicated as 7,100 square feet. The seller requests 24–48 hours notice for showings and requires proof of funds or pre-approval before scheduling.
For investors or owner-operators looking for a small, manageable portfolio component, the consistent unit configuration can simplify leasing and tenant management. The interior laundry room feature may also be an appealing amenity for prospective tenants. The current rents for Units 3 through 7 are stated as ranging from $950 to $1,000 per month.
Key Highlights
- 5 total units: two duplexes plus one single unit, each with a 2 bed/2 bath layout
- Current rents for Units 3–7 are $950–$1,000 per month
- Central heating and central air
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
$46,892
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
7.10%
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%
$937,840
$937.8K
Cap Rate 7%
$669,886
$669.9K
Cap Rate 9%
$521,022
$521.0K
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
$72.4K $10.20/SF
− Vacancy
−$5.4K −$0.77/SF
EGI
$67.0K $9.44/SF
− OpEx
−$20.1K −$2.83/SF
NOI
$46.9K $6.60/SF
Area
Calcasieu County, LA
Vacancy
7.50%
Lease Rate
$10.20 /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%
$937,840
Cap Rate 7%
$669,886
Cap Rate 9%
$521,022
Alternative Uses
Best Use
Multifamily LT 5
$669.9K
$586.2K – $781.5K
NOI $46,892 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$592.7K
$518.6K – $691.5K
NOI $41,490 @ 7.0% cap · market cap 6.29%
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
Property Profile
Current Use
Lease Details
5
Residential units
Turnkey business
Opportunity
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
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 - Five rental units in two duplexes plus a single unit, each with a 2-bed, 2-bath layout and interior laundry.
Where is this duplex 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: 5 total units: two duplexes plus one single unit, each with a 2 bed/2 bath layout; Current rents for Units 3–7 are $950–$1,000 per month; Central heating and central air
