Two-Residence Duplex
For Sale
$200,000
8165 Gum St, Houma, LA 70360
Residential Income, Houma, LA
Property Size1,260 SF
Lot Size0.21 Acres
Price / SF$158.73
Days on Market8
Property Features for 8165 Gum St
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
2
Appliances
Gas Cooktop
Subdivision
Garnet Addition
Elementary school district
Terrebonne Parish
Middle school district
Terrebonne Parish
High school district
Terrebonne Parish
Standard status
Active
Size
1,260 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
LOT 1 BLOCK 6 ADDEN. 2 GARNET ADDITION. CB 1882/737
Legal Description
LOT 1 BLOCK 6 ADDEN. 2 GARNET ADDITION. CB 1882/737
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Ceiling Fan(s), Window Unit(s)
Water source
Public
Building Details
Building materials
Vinyl Siding, Other Siding
Listing Agency:
KELLER WILLIAMS REALTY BAYOU P
(985) 262-4400
Listed By:
Drake Eschete · License #995710570
(985) 226-7885
Added: Sep 20
Changed: Sep 21
Last Checked: Sep 27 at 1:06PM
MLS# 2026017264
Copyright © 2026 Bayou Board of Realtors. 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 duplex property includes two separate residences totaling 1,260 square feet on a 0.21-acre parcel. The primary home contains approximately 759 square feet, with 2 bedrooms and 1 bathroom. A separate cottage provides approximately 501 square feet, 1 bedroom, and 1 bathroom. Both residences are being conveyed together.
The homes were previously used as rental properties and offer distinct living spaces on a single site. Property features include vinyl and other siding, a gas cooktop, wall furnace heating, window-unit cooling, ceiling fans, public water, and public sewer. The property is located at 8165 Gum St in Houma, Louisiana, within Terrebonne Parish.
The homes were previously used as rental properties and offer distinct living spaces on a single site. Property features include vinyl and other siding, a gas cooktop, wall furnace heating, window-unit cooling, ceiling fans, public water, and public sewer. The property is located at 8165 Gum St in Houma, Louisiana, within Terrebonne Parish.
Key Highlights
- Two separate residences on one 0.21‑acre parcel
- Primary home: approximately 759 sq. ft., 2 bedrooms, and 1 bathroom
- Separate cottage: approximately 501 sq. ft., 1 bedroom, and 1 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
$9,476
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
4.74%
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%
$189,520
$189.5K
Cap Rate 7%
$135,371
$135.4K
Cap Rate 9%
$105,289
$105.3K
Market Conditions
NOI Build-Up for 1,260 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
$14.8K $11.76/SF
− Vacancy
−$1.3K −$1.02/SF
EGI
$13.5K $10.74/SF
− OpEx
−$4.1K −$3.22/SF
NOI
$9.5K $7.52/SF
Area
Terrebonne County, LA
Vacancy
8.64%
Lease Rate
$11.76 /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%
$189,520
Cap Rate 7%
$135,371
Cap Rate 9%
$105,289
Alternative Uses
Best Use
Multifamily LT 5
$135.4K
$118.5K – $157.9K
NOI $9,476 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$117.7K
$103.0K – $137.3K
NOI $8,240 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$347.3K
$303.9K – $405.2K
NOI $24,313 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 70360, LA
28,014
Population
12,283
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
90%
High-School Grad
60.1 sq mi
ZIP Area
466
Density / Sq Mi
$82,365
Median Household Income
$44,925
Median Earnings
$1,085
Median Rent
$297,100
Median Home Value
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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?
Duplex - Two separate residences share one parcel, with public water and sewer service.
Where is this duplex located?
The property is located at 8165 Gum St Houma, LA.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Two separate residences on one 0.21‑acre parcel; Primary home: approximately 759 sq. ft., 2 bedrooms, and 1 bathroom; Separate cottage: approximately 501 sq. ft., 1 bedroom, and 1 bathroom
