Two-Residence Multifamily
For Sale
$200,000
8165 Gum St, Houma, LA 70364
Two separate homes on one parcel provide a flexible residential income configuration.
Property Size1,260 SF
Price / SF$158.73
Days on Market8
Property Features for 8165 Gum St
General Information
Standard status
Active
Size
1,260 SF
Property subtype
Residential Income
Listing Agency:
KELLER WILLIAMS REALTY BAYOU P
(985) 262-4400
Listed By:
Drake Eschete · License #995710570
(985) 226-7885
Source:
Exprealty
Added: Sep 20
Changed: Sep 23
Last Checked: Sep 26 at 7:12AM
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 KELLER WILLIAMS REALTY BAYOU P
Investment Insights
Based on property information with market context.
This multifamily property at 8165 Gum St in Houma, LA includes two separate residences conveyed together on one parcel. The primary home contains approximately 759 square feet with two bedrooms and one bathroom. A separate cottage adds approximately 501 square feet, along with one bedroom and one bathroom, bringing the combined property size to 1,260 square feet.
Both residences were previously used as rental homes, creating a two-unit configuration for continued rental use or owner occupancy with a separate residence on site. The property’s layout offers distinct living spaces within a single ownership arrangement.
Both residences were previously used as rental homes, creating a two-unit configuration for continued rental use or owner occupancy with a separate residence on site. The property’s layout offers distinct living spaces within a single ownership arrangement.
Key Highlights
- Two separate residences sold together on one parcel
- Main home measures approximately 759 sq. ft. with 2 bedrooms and 1 bathroom
- Separate cottage offers approximately 501 sq. ft. with 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
$8,240
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
4.12%
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%
$164,800
$164.8K
Cap Rate 7%
$117,714
$117.7K
Cap Rate 9%
$91,556
$91.6K
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
$16.5K $13.08/SF
− Vacancy
−$1.5K −$1.19/SF
EGI
$15.0K $11.89/SF
− OpEx
−$6.7K −$5.35/SF
NOI
$8.2K $6.54/SF
Area
Terrebonne County, LA
Vacancy
9.10%
Lease Rate
$13.08 /SF/Yr
Expense Ratio
45.00%
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%
$164,800
Cap Rate 7%
$117,714
Cap Rate 9%
$91,556
Alternative Uses
Best Use
Apartment 5plus
$117.7K
$103.0K – $137.3K
NOI $8,240 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
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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Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 70364, LA
29,559
Population
12,423
Households
2.4
Avg Household Size
37
Median Age
16%
College-Educated
87%
High-School Grad
42.2 sq mi
ZIP Area
700
Density / Sq Mi
$68,909
Median Household Income
$36,164
Median Earnings
$1,004
Median Rent
$195,600
Median Home Value
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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?
Multifamily property - Two separate homes on one parcel provide a flexible residential income configuration.
Where is this multifamily property 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 sold together on one parcel; Main home measures approximately 759 sq. ft. with 2 bedrooms and 1 bathroom; Separate cottage offers approximately 501 sq. ft. with 1 bedroom and 1 bathroom
