Multifamily Income Property with
For Sale
$450,000
866 Mouton Road, Sunset, LA 70584
MULTI_FAMILY - Sunset, LA
Property Size3,500 SF
Lot Size16.80 Acres
Price / SF$128.57
Days on Market51
Property Features for 866 Mouton Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
9
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 8, Bedroom 2, Bedroom 3, Bedroom 5, Bedroom 6, Bedroom 7, Bedroom 1, Bathroom 2, Bathroom 3, Bedroom 9
Parking
20
Parking features
On Street, Carport, Covered
Patio and Porch features
Porch
Interior features
Electric Dryer Connection, Electric Stove Connection, Electric Washer Connection
Exterior features
Porch
Appliances
Refrigerator, Electric Range
Lot features
Level
Elementary school
Cankton
Middle school
Sunset
High school
Beau Chene
Elementary school district
St Landry Parish
Middle school district
St Landry Parish
High school district
St Landry Parish
Directions
From I-10 and I-49, take I-10 west and then head north on Hwy 93 to Mouton Rd in St. Landry Parish. Turn left onto Mouton Road and then property will be on the left hand side of the road.
Subdivision
L2
Standard status
Active
APN
0201518052a
Size
3,500 SF
Lot size
16.80 Acres
Taxes and HOA fees
Tax Description
16.7957 AC TRACT 2 FRONTING ON MOUTON RD IN SEC 13 T-8S R-3E 1220880
Legal Description
16.7957 AC TRACT 2 FRONTING ON MOUTON RD IN SEC 13 T-8S R-3E 1220880
Utilities
Sewer type
Septic Tank
Heating system
Zoned, Wall Furnace
Cooling system
Ceiling Fan(s), Window Unit(s)
Water source
Public
Building Details
Floors in Building
1
Number of units
5
Flooring type
Tile, Laminate, Vinyl
Building materials
Vinyl Siding, HardiPlank Type
Roof type
Composition, Metal
Additional Structures
RV/Boat Storage
Listing Agency:
Compass · ERA Real Estate
(337) 233-9700
Listed By:
Mikaela Wiggins · License #995707173
(720) 299-2400
Added: Jul 6
Changed: Jul 25
Last Checked: Aug 25 at 8:06AM
MLS# 2600006137
Copyright © 2026 Realtor Association of Acadiana. 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 for-sale multifamily and residential income property features multiple income-producing components on 16.8 acres, including four detached homes, leased camper hookups, and a rented metal shop. The site also includes a producing oil well, with mineral rights reserved by the seller for the first 10 years.
The property is located at 866 Mouton Road in Sunset, Louisiana 70584, within St. Landry Parish.
The offering is presented as five income-producing properties in total, providing a diversified setup across residential units, camper hookups, and an on-site commercial structure, alongside the oil well component with the stated mineral-rights reservation.
The property is located at 866 Mouton Road in Sunset, Louisiana 70584, within St. Landry Parish.
The offering is presented as five income-producing properties in total, providing a diversified setup across residential units, camper hookups, and an on-site commercial structure, alongside the oil well component with the stated mineral-rights reservation.
Key Highlights
- 16+ acres with multiple income sources: four detached homes, leased camper hookups, a rented metal shop, and a producing oil well
- Mineral rights reserved by seller for the first 10 years (oil well on‑site)
- Public water with septic tank sewer service
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
$18,555
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%
$371,100
$371.1K
Cap Rate 7%
$265,071
$265.1K
Cap Rate 9%
$206,167
$206.2K
Market Conditions
NOI Build-Up for 3,500 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
$35.7K $10.20/SF
− Vacancy
−$2.0K −$0.56/SF
EGI
$33.7K $9.64/SF
− OpEx
−$15.2K −$4.34/SF
NOI
$18.6K $5.30/SF
Area
St. Landry County, LA
Vacancy
5.50%
Lease Rate
$10.20 /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%
$371,100
Cap Rate 7%
$265,071
Cap Rate 9%
$206,167
Alternative Uses
Best Use
Apartment 5plus
$265.1K
$231.9K – $309.3K
NOI $18,555 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$528.0K
$462.0K – $616.0K
NOI $36,960 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 70584, LA
7,471
Population
2,698
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
82%
High-School Grad
34.6 sq mi
ZIP Area
216
Density / Sq Mi
$70,327
Median Household Income
$43,497
Median Earnings
$1,037
Median Rent
$184,000
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?
Apartment building - Property includes four detached homes, camper hookups, a metal shop, and a producing oil well on 16.8 acres.
Where is this apartment building located?
The property is located at 866 Mouton Road Sunset, LA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 16+ acres with multiple income sources: four detached homes, leased camper hookups, a rented metal shop, and a producing oil well; Mineral rights reserved by seller for the first 10 years (oil well on‑site); Public water with septic tank sewer service
