Triplex with Two Additional
New
For Sale
$359,900
612-614 S Alexander, Gonzales, LA 70737
Owner-occupant layout with two separate one-bedroom residences.
Property Size2,991 SF
Price / SF$120.33
Days on Market6
Property Features for 612-614 S Alexander
General Information
Standard status
Active
Size
2,991 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 2 x 1BR/1BA
Multifamily Units
3
Amenities
central air conditioning
laundry room
fenced yard
Listing Agency:
Compass Elysian Fields
Listed By:
Micah Loewenthal · License #B09937
(225) 205-8552
Source:
Larry.agent225
Added: Sep 21
Last Checked: Sep 24 at 1:53PM
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 Compass Elysian Fields
Investment Insights
Based on property information with market context.
This triplex includes a primary three-bedroom, two-bath home with an office, open kitchen and breakfast area, spacious living room, central A/C, tile flooring, and a large laundry room. A 175-square-foot flex space adds useful interior capacity. The home also includes a two-car carport and a large fenced yard.
Two additional residences are each configured with one bedroom and one bathroom and measure 450 square feet. Both include a full refrigerator, range/oven, and washer/dryer. The property is located at 612-614 S Alexander in Gonzales, Louisiana.
Two additional residences are each configured with one bedroom and one bathroom and measure 450 square feet. Both include a full refrigerator, range/oven, and washer/dryer. The property is located at 612-614 S Alexander in Gonzales, Louisiana.
Key Highlights
- Triplex configuration with a 3‑bedroom, 2‑bath primary home and two additional residences
- Two additional units, each with 1 bedroom, 1 bathroom, and 450 square feet
- Primary home includes office, open kitchen and breakfast area, and large living room
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
$15,893
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
4.42%
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%
$317,860
$317.9K
Cap Rate 7%
$227,043
$227.0K
Cap Rate 9%
$176,589
$176.6K
Market Conditions
NOI Build-Up for 2,991 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
$28.0K $9.36/SF
− Vacancy
−$5.3K −$1.77/SF
EGI
$22.7K $7.59/SF
− OpEx
−$6.8K −$2.28/SF
NOI
$15.9K $5.31/SF
Area
Ascension County, LA
Vacancy
18.90%
Lease Rate
$9.36 /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%
$317,860
Cap Rate 7%
$227,043
Cap Rate 9%
$176,589
Alternative Uses
Best Use
Multifamily LT 5
$227.0K
$198.7K – $264.9K
NOI $15,893 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$196.5K
$172.0K – $229.3K
NOI $13,757 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$656.3K
$574.3K – $765.7K
NOI $45,942 @ 7.0% cap · market cap 12.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
811
Businesses Nearby
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
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?
Triplex - Owner-occupant layout with two separate one-bedroom residences.
Where is this triplex located?
The property is located at 612-614 S Alexander Gonzales, LA.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Triplex configuration with a 3‑bedroom, 2‑bath primary home and two additional residences; Two additional units, each with 1 bedroom, 1 bathroom, and 450 square feet; Primary home includes office, open kitchen and breakfast area, and large living room
