Two-Unit Duplex with
For Sale
$140,000
600 N 4th St, Eunice, LA 70535
Each residence offers two bedrooms, one full bathroom, and dedicated heating and cooling.
Property Size1,654 SF
Price / SF$84.64
Days on Market233
Property Features for 600 N 4th St
General Information
Standard status
Active
Size
1,654 SF
Property subtype
Residential Income
Listing Agency:
DCG/Aguillard Realty
(337) 580-3705
Listed By:
Raymond A Aguillard · License #59516
(337) 580-3705
Source:
Exprealty
Added: Jan 9
Changed: Aug 29
Last Checked: Aug 29 at 5:07PM
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 DCG/Aguillard Realty
Investment Insights
Based on property information with market context.
This 1,654 SF duplex contains two residential units, each measuring approximately 800 sq ft with a two-bedroom, one-bathroom layout. Individual mini-split systems provide heating and cooling for each residence. The property occupies a corner lot with ample parking and is located within the Eunice city limits.
Positioned at 600 N 4th St, the duplex is near local amenities, schools, and shopping. Its two-unit configuration, separate climate-control systems, and established residential setting provide a straightforward layout for continued rental use.
Positioned at 600 N 4th St, the duplex is near local amenities, schools, and shopping. Its two-unit configuration, separate climate-control systems, and established residential setting provide a straightforward layout for continued rental use.
Key Highlights
- Two‑unit duplex totaling 1,654 SF
- Two approximately 800 sq ft units
- Each unit includes 2 bedrooms and 1 full bathroom
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
$9,503
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
6.79%
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%
$190,060
$190.1K
Cap Rate 7%
$135,757
$135.8K
Cap Rate 9%
$105,589
$105.6K
Market Conditions
NOI Build-Up for 1,654 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
$14.3K $8.64/SF
− Vacancy
−$715 −$0.43/SF
EGI
$13.6K $8.21/SF
− OpEx
−$4.1K −$2.46/SF
NOI
$9.5K $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%
$190,060
Cap Rate 7%
$135,757
Cap Rate 9%
$105,589
Alternative Uses
Best Use
Multifamily LT 5
$135.8K
$118.8K – $158.4K
NOI $9,503 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$125.3K
$109.6K – $146.2K
NOI $8,769 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$249.5K
$218.3K – $291.1K
NOI $17,466 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 70535, LA
17,292
Population
7,749
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
80%
High-School Grad
160.6 sq mi
ZIP Area
108
Density / Sq Mi
$44,804
Median Household Income
$38,598
Median Earnings
$789
Median Rent
$161,200
Median Home Value
Market
Vacancy Rate% for Multifamily 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 - Each residence offers two bedrooms, one full bathroom, and dedicated heating and cooling.
Where is this duplex located?
The property is located at 600 N 4th St Eunice, LA.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,654 SF; Two approximately 800 sq ft units; Each unit includes 2 bedrooms and 1 full bathroom
