Duplex Property with
For Sale
$519,900
44528 TIFFANY LYNN Court, Hammond, LA 70403
Commercial, Hammond, LA
Property Size3,350 SF
Lot Size3.72 Acres
Price / SF$155.19
Days on Market100
Property Features for 44528 TIFFANY LYNN Court
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RC
Parking features
Driveway
Subdivision
Not a Subdivision
Lot features
1-5 Acres, Irregular, Oversized
Standard status
Active
APN
6175031
Size
3,350 SF
Lot size
3.72 Acres
Taxes and HOA fees
Tax Description
3.63A IN SEC 20 T6SR8E B1010 P834
Legal Description
3.63A IN SEC 20 T6SR8E B1010 P834
Utilities
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Listing Agency:
Realty Executives Florida Parishes · Realty Executives International
(985) 956-7477
Listed By:
Sam DiVittorio · License #995688138
(985) 320-0263
Added: May 29
Changed: Sep 5
Last Checked: Sep 5 at 5:06PM
MLS# 2560316
Copyright © 2026 New Orleans Metropolitan 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 Hammond property includes two duplexes and one single-family residence, providing five rental units that are currently fully occupied. The site also contains a 4,080-square-foot storage building with 14-foot ceilings, along with a 60-by-100-foot dirt pad prepared for future slab construction. A retention pond is already in place.
The 3.72-acre property is located at 44528 Tiffany Lynn Court, near East Highway 190 and adjacent to a Piggly Wiggly parcel. It sits near new industrial development and offers access to I-12, I-55, and the airport. Public water and city utility services are available, including sewer, gas, power, garbage service, and high-speed internet. Zoning is RC.
The 3.72-acre property is located at 44528 Tiffany Lynn Court, near East Highway 190 and adjacent to a Piggly Wiggly parcel. It sits near new industrial development and offers access to I-12, I-55, and the airport. Public water and city utility services are available, including sewer, gas, power, garbage service, and high-speed internet. Zoning is RC.
Key Highlights
- Five occupied rental units consisting of 2 duplexes and 1 single‑family home
- 4,080 SF storage building with 14' ceilings
- 3.72‑acre site in Hammond, LA
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
$25,195
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
4.85%
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%
$503,900
$503.9K
Cap Rate 7%
$359,929
$359.9K
Cap Rate 9%
$279,944
$279.9K
Market Conditions
NOI Build-Up for 3,350 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
$39.4K $11.76/SF
− Vacancy
−$3.4K −$1.02/SF
EGI
$36.0K $10.74/SF
− OpEx
−$10.8K −$3.22/SF
NOI
$25.2K $7.52/SF
Area
Tangipahoa 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%
$503,900
Cap Rate 7%
$359,929
Cap Rate 9%
$279,944
Alternative Uses
Best Use
Multifamily LT 5
$359.9K
$314.9K – $419.9K
NOI $25,195 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$313.0K
$273.8K – $365.1K
NOI $21,907 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$923.5K
$808.1K – $1.08M
NOI $64,644 @ 7.0% cap · market cap 12.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
5
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Explore this area
Business Placement
Demographics for 70403, LA
29,737
Population
13,577
Households
2.2
Avg Household Size
37
Median Age
24%
College-Educated
84%
High-School Grad
42.3 sq mi
ZIP Area
703
Density / Sq Mi
$50,547
Median Household Income
$32,603
Median Earnings
$992
Median Rent
$207,600
Median Home Value
Market
Vacancy Rate% for Industrial 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 - Income-producing residential property with additional storage and expansion improvements on a substantial Hammond tract.
Where is this duplex located?
The property is located at 44528 TIFFANY LYNN Court Hammond, LA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: Five occupied rental units consisting of 2 duplexes and 1 single‑family home; 4,080 SF storage building with 14' ceilings; 3.72‑acre site in Hammond, LA
