18 Co-Located Homes w/ Dbl Digit Incoming Cap Rate-10% CAP

Multi-Family for Sale
Also listed as Business Opportunity, Special Purpose
Catylist Listing ID: 30224259
Property Subtypes: Duplex/Fourplex, Low-Rise/Garden, Other
Number of Units: 18 Units
Building Size (RSF): 23,588 SF
Sale Price: $1,399,000
Unit Price: $77,722.22 Per Unit
Property Use Type: Investment, Vacant/Owner-User, Business
Sale Terms: Cash to Seller
Cap Rate: 10.0%
Last Updated: 10/18/2019

Overview / Comments

Saurage Rotenberg is pleased to present the opportunity to acquire an 18-unit regime of 2, 3, and 4 bedroom homes with upside potential in Live Oak Circle. Located in the heart of the city between Coursey Boulevard and Airline Highway, this property is near shopping, hotels, and restaurants. Nine (9) of the units are furnished and leased on a short-term basis through AirBnB and other online services, providing a tremendous upside in rental income. The furnishings, existing rental business, and website are provided value at sale. The business and real estate provide passive income with minimal effort from out of state / country Owners. Upside Pro-forma can be easily achieved with an active hands-on Owner.

This East Baton Rouge property consists of 18 units in a “fractured condominium” of 70 homes constructed as 35 duplexes. The unit mix includes Nine (9) 4 bedroom / 2 bathroom homes (1,512 Sq.Ft.), Two (2) 3 bedroom / 2 bathroom homes (1,364 Sq.Ft.), and Seven (7) 2 bedroom / 1 bathroom homes (1,036 Sq.Ft.), each with one carport space / covered parking and one tandem driveway space.

As the only volume holder of units at this project, Owner holds 18 of 70 association votes, and its partners currently serve the HOA Board President and Treasurer positions.

Eight (8) of the homes are rented unfurnished on typical 6 to 12 month leases at market rents via a third-party management company, and One (1) is occupied by the on-site maintenance technician to provide immediate response. The other Nine (9) units are tastefully decorated, furnished, and equipped as upscale “business-ready” rentals and promoted on AirBnB, as well as directly on the property website at RentHouseBatonRouge.com. Owners have recently expanded online marketing portal presence from AirBnB alone to other major sites, including leader Booking.com and VRBO/HomeAway, with early success, suggesting continued occupancy and revenue growth.

These furnished homes offer a large price advantage over hotels for groups needing 2 or more bedrooms and/or cooking or work team meeting space, and they offer a large convenience advantage over single dispersed AirBnB options for groups needing more than 4 bedrooms. Pricing ranges from up to $150 per night on AirBnB to a typical rate of $3,000 per month for direct furnished rentals (typically film crews, construction, or new franchise opening crews or newly relocated families).

The ELF Oaks 18 offer a new owner a rare true management project value-add play. The nine (9) furnished homes have performed at +/- $20,000 per month gross income in the past with local hands-on management and can readily exceed that. This offers a local or focused owner the rare opportunity to acquire a stable, well-maintained and high-performing asset at a low cost price per door and at a 10% + incoming cap rate for low risk, and quickly achieve and sustain double-digit cap rates and resulting high cash-on-cash returns without rehab.

This property provides a dependable performing coming in cap rate, no rehab needed, and straightforward management path to double-digit cap rates quickly.

Attachments & Media

Additional Details

Nearest MSA: Baton Rouge
County: East Baton Rouge
Submarket/Township: 43
Tax ID/APN: 025-1345-5
Zoning: A3.1
Community Amenities: On-Site Maintenance
Market Type: Medium
Property Located Between: Airline Hwy and Coursey Blvd
Property Condition: Average
Number of Stories: 1
Roof Type: Gable
Construction/Siding: Brick
Parking Description: 2 Spaces per Unit
Laundry: In Each Unit
Heat Type: Electricity
Heat Source: Central
Air Conditioning: Evaporative Cooler
Internet Access: Cable, DSL, Satellite
Zoning Description: Limited Residential District

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Demographic Statistics

Proximity: 1 mile 3 miles 5 miles
Total Population: 11,770 96,132 209,468
Median Age: 37.74 37.1 35.83
Households: 5,179 42,110 86,304


The information presented herein is provided as is, without warranty of any kind. Neither Louisiana Commercial Database, LLC nor Catylist Real Estate Software, Inc. assume any liability for errors or omissions.