Shreveport Investment Property For
For Sale
$194,500
744 Ratcliff St, Shreveport, LA 71104
Two buildings with multiple units, great investment opportunity.
Property Size2,068 SF
Lot Size0.16 Acres
Days on Market270
Property Features for 744 Ratcliff St
General Information
Standard status
Active
Size
2,068 SF
Lot size
0.16 Acres
Property subtype
Investment
Building Details
Building Size
2,068 SF
Year Built
1950
Units
2
Listing Agency:
Coldwell Banker Apex, REALTORS
(318) 469-1331
Listed By:
Karen Baker · License #0000057531
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 15
Last Checked: Aug 23 at 8:11AM
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 Coldwell Banker Apex, REALTORS
Investment Insights
Based on property information with market context.
This property features a main house with two bedrooms and two bathrooms. The living room opens to the dining room, which flows into the kitchen. Additionally, there is a garage apartment with two bedrooms, one bathroom, a living room, and a kitchen. Note that the second bedroom is a walkthrough.
Key Highlights
- Investment opportunity with main house and garage apartment.
- Garage apartment includes 2 bedrooms, 1 bath, living room, and kitchen.
- Main house features 2 bedrooms and 2 bathrooms.
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
$17,054
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
8.77%
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%
$341,080
$341.1K
Cap Rate 7%
$243,629
$243.6K
Cap Rate 9%
$189,489
$189.5K
Market Conditions
NOI Build-Up for 2,068 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
$26.1K $12.60/SF
− Vacancy
−$1.7K −$0.82/SF
EGI
$24.4K $11.78/SF
− OpEx
−$7.3K −$3.53/SF
NOI
$17.1K $8.25/SF
Area
Shreveport, LA
Vacancy
6.50%
Lease Rate
$12.60 /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%
$341,080
Cap Rate 7%
$243,629
Cap Rate 9%
$189,489
Alternative Uses
Best Use
Multifamily LT 5
$243.6K
$213.2K – $284.2K
NOI $17,054 @ 7.0% cap · market cap 8.77%
Second Best
Apartment 5plus
$219.5K
$192.0K – $256.1K
NOI $15,363 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$436.5K
$381.9K – $509.2K
NOI $30,553 @ 7.0% cap · market cap 15.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
573
Businesses Nearby
Explore this area
Business Placement
Demographics for 71104, LA
13,680
Population
7,160
Households
1.9
Avg Household Size
36
Median Age
31%
College-Educated
94%
High-School Grad
3.9 sq mi
ZIP Area
3,508
Density / Sq Mi
$53,481
Median Household Income
$36,693
Median Earnings
$1,071
Median Rent
$163,300
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 buildings with multiple units, great investment opportunity.
Where is this duplex located?
The property is located at 744 Ratcliff St Shreveport, LA.
What is the asking price?
The asking price for this property is $194,500.
What are key features of this property?
This property features: Investment opportunity with main house and garage apartment.; Garage apartment includes 2 bedrooms, 1 bath, living room, and kitchen.; Main house features 2 bedrooms and 2 bathrooms.
