Two-Quadplex Townhome
For Sale
$590,000
5758/5766 Hwy. 182, Opelousas, LA 70570
Residential Income, Opelousas, LA
Property Size6,400 SF
Price / SF$92.19
Days on Market180
Property Features for 5758/5766 Hwy. 182
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 6, Bedroom 4
Parking
16
Parking features
Parking Lot
Patio and Porch features
Patio
Interior features
Electric Dryer Connection, Electric Stove Connection, Electric Washer Connection
Exterior features
Patio
Appliances
Refrigerator, Electric Range
Subdivision
Royal Gardens
Elementary school
Park Vista
Middle school
Opelousas
High school
Opelousas
Elementary school district
St Landry Parish
Middle school district
St Landry Parish
High school district
St Landry Parish
Directions
I-49 N to Harry Guilbeau Exit Turn left go to ''T'' turn right Property will be on the right.
Standard status
Active
APN
0105286125
Size
6,400 SF
Taxes and HOA fees
Tax Description
See Realtor Remarks
Legal Description
See Realtor Remarks
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
washer/dryer connections
private patio
Building Details
Floors in Building
2
Number of units
8
Flooring type
Vinyl, Carpet
Building materials
Brick
Roof type
Composition
Listing Agency:
Gauthier Real Estate, Inc.
(337) 856-0056
Listed By:
Eloise Gauthier · License #39897
(337) 344-7833
Added: Mar 24
Changed: Sep 13
Last Checked: Sep 19 at 4:06AM
MLS# 2600002422
Copyright © 2026 Realtor Association of Acadiana. 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 residential income property includes two fourplex buildings with townhome-style layouts. Each unit provides 2 bedrooms and 1.5 baths, with living space and a half bath on the first level and two bedrooms plus a full bath upstairs. The 6,400-square-foot property also includes washer and dryer connections, private patios, refrigerators, electric ranges, central heating and air conditioning, vinyl and carpet flooring, composition roofing, and brick construction.
Located at 5758/5766 Hwy. 182 in Opelousas, the property has a parking lot and access to public water. Tenants are responsible for all utilities, while the seller pays electricity associated with sewer operations.
Located at 5758/5766 Hwy. 182 in Opelousas, the property has a parking lot and access to public water. Tenants are responsible for all utilities, while the seller pays electricity associated with sewer operations.
Key Highlights
- Two fourplex buildings with townhome‑style unit layouts
- Each unit includes 2 bedrooms and 1.5 baths
- 6,400 square feet across the property
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
$36,772
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
6.23%
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%
$735,440
$735.4K
Cap Rate 7%
$525,314
$525.3K
Cap Rate 9%
$408,578
$408.6K
Market Conditions
NOI Build-Up for 6,400 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
$55.3K $8.64/SF
− Vacancy
−$2.8K −$0.43/SF
EGI
$52.5K $8.21/SF
− OpEx
−$15.8K −$2.46/SF
NOI
$36.8K $5.75/SF
Area
St. Landry County, LA
Vacancy
5.00%
Lease Rate
$8.64 /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%
$735,440
Cap Rate 7%
$525,314
Cap Rate 9%
$408,578
Alternative Uses
Best Use
Multifamily LT 5
$525.3K
$459.7K – $612.9K
NOI $36,772 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$484.7K
$424.1K – $565.5K
NOI $33,929 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$965.5K
$844.8K – $1.13M
NOI $67,584 @ 7.0% cap · market cap 11.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Two brick residential buildings offer townhome-style units with private patios and in-unit laundry connections.
Where is this quadplex located?
The property is located at 5758/5766 Hwy. 182 Opelousas, LA.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: Two fourplex buildings with townhome‑style unit layouts; Each unit includes 2 bedrooms and 1.5 baths; 6,400 square feet across the property
