Furnished Short-Term Rental
For Sale
$549,500
B-158 Boudreaux Ln, Grand Isle, LA 70358
Three-bedroom townhouse with boating amenities, commercial zoning, and a screened entertaining area in a gated community.
Property Size1,588 SF
Price / SF$346.03
Days on Market217
Property Features for B-158 Boudreaux Ln
General Information
Standard status
Active
Size
1,588 SF
Elevators
Yes
Zoning
commercial
Units
Unit Mix
1 x 3BR/3BA
Multifamily Units
1
Additional Details
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$6,000
Amenities
marina
fishing pier
fish cleaning station
boathouse with lift
open slip
cargo lift
screened in area
Listing Agency:
Coastal Realty Group
(985) 787-3200
Listed By:
David Kedzierski
(985) 787-3200
Source:
Exprealty
Added: Jan 26
Changed: Aug 30
Last Checked: Aug 30 at 11:33PM
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 Coastal Realty Group
Investment Insights
Based on property information with market context.
This furnished townhouse is configured with three bedrooms and three bathrooms across 1,588 square feet. A screened ground-floor area provides additional entertaining space, while an interior cargo lift travels from the ground level to the third floor for moving furniture or other items. The property also includes a boathouse with a lift and an open marina slip.
Located within the gated Baywinds community, the property has access to a marina, fishing pier, and fish cleaning station. Commercial zoning supports use as a vacation rental. The sale includes the furnishings, boathouse, boat lift, and open slip, creating a combined lodging and boating setup.
Located within the gated Baywinds community, the property has access to a marina, fishing pier, and fish cleaning station. Commercial zoning supports use as a vacation rental. The sale includes the furnishings, boathouse, boat lift, and open slip, creating a combined lodging and boating setup.
Key Highlights
- Three‑bedroom, three‑bathroom townhouse spanning 1,588 square feet
- Commercial zoning supports vacation‑rental use
- Sale includes a boathouse, boat lift, and open slip in the marina
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
$16,291
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
2.96%
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%
$325,820
$325.8K
Cap Rate 7%
$232,729
$232.7K
Cap Rate 9%
$181,011
$181.0K
Market Conditions
NOI Build-Up for 1,588 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
$32.6K $20.52/SF
− Vacancy
−$3.0K −$1.87/SF
EGI
$29.6K $18.65/SF
− OpEx
−$13.3K −$8.39/SF
NOI
$16.3K $10.26/SF
Area
Jefferson County, LA
Vacancy
9.10%
Lease Rate
$20.52 /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%
$325,820
Cap Rate 7%
$232,729
Cap Rate 9%
$181,011
Alternative Uses
Best Use
Apartment 5plus
$232.7K
$203.6K – $271.5K
NOI $16,291 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$419.0K
$366.6K – $488.8K
NOI $29,327 @ 7.0% cap · market cap 5.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 70358, LA
1,005
Population
1,703
Households
0.6
Avg Household Size
51
Median Age
24%
College-Educated
87%
High-School Grad
6.5 sq mi
ZIP Area
155
Density / Sq Mi
$43,707
Median Earnings
$1,118
Median Rent
$266,100
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?
Short term rental property - Three-bedroom townhouse with boating amenities, commercial zoning, and a screened entertaining area in a gated community.
Where is this short term rental property located?
The property is located at B-158 Boudreaux Ln Grand Isle, LA.
What is the asking price?
The asking price for this property is $549,500.
What are key features of this property?
This property features: Three‑bedroom, three‑bathroom townhouse spanning 1,588 square feet; Commercial zoning supports vacation‑rental use; Sale includes a boathouse, boat lift, and open slip in the marina
