Updated Duplex with
For Sale
$425,000
835 /839 N Seventh St #835/839, Baton Rouge, LA 70802
Two residential units offer separate living areas, full baths, appliances, wood flooring, and outdoor space.
Property Size1,362 SF
Price / SF$312.04
Days on Market35
Property Features for 835 /839 N Seventh St #835/839
General Information
Standard status
Active
Size
1,362 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
front porch
fenced backyard
workshop
metal roof
Listing Agency:
1 Percent Lists Premier
(225) 330-1040
Listed By:
Danni Downing · License #0995698341
Source:
Smithsquared
Added: Jul 29
Changed: Aug 31
Last Checked: Aug 30 at 8:39PM
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 1 Percent Lists Premier
Investment Insights
Based on property information with market context.
This duplex includes two one-bedroom residences, each with a living room, full bath, washer and dryer, refrigerator, and wood flooring. The property also features a front porch, fenced backyard, large workshop, and metal roof. The workshop provides additional space for storage, a studio, or private office use, as described for the property.
Located on the Spanish Town Parade Route in Baton Rouge, the property is identified as 835/839 N Seventh St. Unit 839 is tenant occupied under a lease renewed for another year, with the sellers honoring the existing lease. The updated interiors and separate residential layouts support continued occupancy or an owner-occupant arrangement with one unit leased.
Located on the Spanish Town Parade Route in Baton Rouge, the property is identified as 835/839 N Seventh St. Unit 839 is tenant occupied under a lease renewed for another year, with the sellers honoring the existing lease. The updated interiors and separate residential layouts support continued occupancy or an owner-occupant arrangement with one unit leased.
Key Highlights
- Duplex with 2 one‑bedroom units
- Each unit includes a living room, full bath, washer and dryer, refrigerator, and wood floors
- Front porch and fenced backyard
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
$14,061
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
3.31%
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%
$281,220
$281.2K
Cap Rate 7%
$200,871
$200.9K
Cap Rate 9%
$156,233
$156.2K
Market Conditions
NOI Build-Up for 1,362 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
$21.1K $15.48/SF
− Vacancy
−$997 −$0.73/SF
EGI
$20.1K $14.75/SF
− OpEx
−$6.0K −$4.42/SF
NOI
$14.1K $10.32/SF
Area
Baton Rouge, LA
Vacancy
4.73%
Lease Rate
$15.48 /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%
$281,220
Cap Rate 7%
$200,871
Cap Rate 9%
$156,233
Alternative Uses
Best Use
Multifamily LT 5
$200.9K
$175.8K – $234.4K
NOI $14,061 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$178.2K
$155.9K – $207.9K
NOI $12,471 @ 7.0% cap · market cap 2.93%
Theoretical Best
Specialty Retail
$326.2K
$285.4K – $380.6K
NOI $22,833 @ 7.0% cap · market cap 5.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,174
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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 residential units offer separate living areas, full baths, appliances, wood flooring, and outdoor space.
Where is this duplex located?
The property is located at 835 /839 N Seventh St #835/839 Baton Rouge, LA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Duplex with 2 one‑bedroom units; Each unit includes a living room, full bath, washer and dryer, refrigerator, and wood floors; Front porch and fenced backyard
