Riverfront Duplex with Rooftop
For Sale
$275,000
550 South River Road, Port Allen, LA 70767
Two-story income property with a remodeled lower unit and separate living space for an owner occupant.
Property Size2,600 SF
Price / SF$105.77
Days on Market314
Property Features for 550 South River Road
General Information
Standard status
Active
Size
2,600 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Net Operating Income
$22,285
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,283
Amenities
rooftop balcony
Central Air
Central
Carpet, Vinyl Tile Floor, Wood
Electric Cooktop, Dishwasher, Dryer, Freezer, Range/Oven, Refrigerator
4
5
Cable Available, Ceiling Fans, Smoke Detector
2
Walk-In Closet(s)
6
Flat, Architec. Shingle
Wood
Storage
Balcony, Landscaped, Lighting
Slab: Traditional
1
Cement Siding, Other
Deck, Patio, Porch
Building Details
Stories
2
Listing Agency:
1st Louisiana Realty, LLC
(225) 931-6654
Listed By:
Kim E Fern · License #0995684609
(225) 931-6654
Source:
Compass
Added: Oct 22, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:13PM
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 1st Louisiana Realty, LLC
Investment Insights
Based on property information with market context.
This two-story duplex contains two residential units within approximately 2,600 square feet. The lower three-bedroom unit has been recently updated with new wood flooring and fresh paint. Both units include central air, and the property also offers a rooftop balcony with views toward the Mississippi River.
Interior features include a kitchen equipped with an electric cooktop, dishwasher, dryer, freezer, range/oven, and refrigerator. Additional property features include walk-in closet space, storage, a deck, patio, porch, landscaped grounds, exterior lighting, and cement siding. The property is located at 550 South River Road in Port Allen, Louisiana.
Interior features include a kitchen equipped with an electric cooktop, dishwasher, dryer, freezer, range/oven, and refrigerator. Additional property features include walk-in closet space, storage, a deck, patio, porch, landscaped grounds, exterior lighting, and cement siding. The property is located at 550 South River Road in Port Allen, Louisiana.
Key Highlights
- Two‑unit duplex with approximately 2,600 square feet
- Lower unit includes 3 bedrooms and recent updates
- Rooftop balcony with Mississippi River views
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
$23,806
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
8.66%
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%
$476,120
$476.1K
Cap Rate 7%
$340,086
$340.1K
Cap Rate 9%
$264,511
$264.5K
Market Conditions
NOI Build-Up for 2,600 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
$45.6K $17.52/SF
− Vacancy
−$2.3K −$0.87/SF
EGI
$43.3K $16.65/SF
− OpEx
−$19.5K −$7.49/SF
NOI
$23.8K $9.16/SF
Area
West Baton Rouge County, LA
Vacancy
4.98%
Lease Rate
$17.52 /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%
$476,120
Cap Rate 7%
$340,086
Cap Rate 9%
$264,511
Alternative Uses
Best Use
Multifamily LT 5
$383.4K
$335.5K – $447.4K
NOI $26,841 @ 7.0% cap · market cap 9.76%
Second Best
Apartment 5plus
$340.1K
$297.6K – $396.8K
NOI $23,806 @ 7.0% cap · market cap 8.66%
Theoretical Best
Specialty Retail
$622.7K
$544.8K – $726.5K
NOI $43,587 @ 7.0% cap · market cap 15.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
265
Businesses Nearby
Explore this area
Business Placement
Demographics for 70767, LA
15,309
Population
6,817
Households
2.2
Avg Household Size
40
Median Age
18%
College-Educated
85%
High-School Grad
152.6 sq mi
ZIP Area
100
Density / Sq Mi
$71,964
Median Household Income
$45,069
Median Earnings
$934
Median Rent
$197,100
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 - Two-story income property with a remodeled lower unit and separate living space for an owner occupant.
Where is this duplex located?
The property is located at 550 South River Road Port Allen, LA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 2,600 square feet; Lower unit includes 3 bedrooms and recent updates; Rooftop balcony with Mississippi River views
