Duplex or ice machine

[Patt]

I am inheriting property in sulphur on hwy 90 across from frasch park. I am wanting to put either an ice machine or a duplex on the property it is 1 acre. I am leaning more toward the ice machine because of the location and costs and the tournaments at frasch would be a big income on the ice machine I believe. With a duplex I could take advantage of the acre and be able to write them off for taxes but the railroad runs directly behind the property and would be a noise problem for renters. Any input is greatly appreciated

[mcjaredsandwich]

Take necessity and already available options into consideration. Are there other duplexes for rent close by? Apartments? Any school? Restaurants? Gas stations? There need to be consumer attractions in the close vicinity if taking the duplex route.

[swamp snorkler]

Originally Posted by mcjaredsandwich

Take necessity and already available options into consideration. Are there other duplexes for rent close by? Apartments? Any school? Restaurants? Gas stations? There need to be consumer attractions in the close vicinity if taking the duplex route.

You could say the same for the ice machine, is this a heavily traveled route on a way to boat launch, near a subdivision?

People will go out of thier way to get home, some may even like a place with not to much traffic, They not going very far out of their way to get ice.


I'd go the duplex route. You could put 4 plex on an acre. Put some big shrubs on the property line to try to keep the noise down and use some double pain windows.

[mcjaredsandwich]

Originally Posted by swamp snorkler

You could say the same for the ice machine, is this a heavily traveled route on a way to boat launch, near a subdivision?

People will go out of thier way to get home, some may even like a place with not to much traffic, They not going very far out of their way to get ice.


I'd go the duplex route. You could put 4 plex on an acre. Put some big shrubs on the property line to try to keep the noise down and use some double pain windows.

Yeah I'm not arguing for either one. Just things to think about

[T-TOP]

Where's it at from the hwy90-Claiborne intersection?

[Reggoh]

Why not put an ice machine AND a duplex?

[Patt]

The corner lot across from the BBQ place

[T-TOP]

Ice machine is what I would do.... Lower overhead and investment.

[fishinpox]

Put a 4 plex and a ice machine . Ice machine is cash $ and the 4 plex is good mailbox money that you could have paid off quickly if u play your cards right . If u don't want to do both I'd do a 4 plex

[Bluechip]

Most of the people in that part of town are on Section 8 housing.

I don't think you will find many renters willing to pay the money to rent at that location unless the rent is very cheap. I don't know how all the government housing works but I grew up north of the tracks and I do know that area is turning into a rough climate.

I would be very cautious before I invested too much money.

In response to the ice machine, I think it would be a perfect location. Very busy intersection right there.

[bjhooper82]

Personally, I wouldn't want the head ache of dealing with renters. I'd go the ice machine route.

[swamp snorkler]

Snow ball stand?

[mriguy]

Ice machine and Auto carwash that accepts debit cards

[Patt]

I actually thought about a car was also and may do one in time but I think the ice machine is the way to go

[weedeater]

section 8 rentals are better money many times then non section 8 due to fact that section 8 is government assisted rent and these people dont expect things as nice as the people paying their own way plus like Pox said you can still put a ice machine on a corner

[cduhon]

I would NOT think that would be good area for ice machine, I live north of there and it is out of way for most work and boat traffic. That is why that BBQ placed and several other food places never made it right there. Mostly local traffic and a lower income area. Ice machines have lots of maintenance and I do not think you would ever sell enough ice to justify it right there. Duplex or commercial office building would be my vote. I got several buddies who own big ice machines and location is the key, and I do not think that location is a good spot for ice machine. Just my 2 cents.

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[Patt]

I was gonna go with the smaller ice machine not a huge one but I'm gonna have to have a traffic count done and figure out all the legalities and costs and an average gross income of the duplex and ice machine before I bite the bullet on one. I'm just trying to have another source of income and The property is free so I have a decent chance at establishing an income from it

[cduhon]

Totally understand. I got couple rentals myself and looked at getting ice machines but saw the headache involved with maintenance. I pass that way every day and to be honest most of traffic is local and a lot of foot and bicycle traffic. Think putting an ice machine right there may be more like a stop and rob.

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[Patt]

Yea I agree on the stop and rob

[Mako19]

I never understood how these ice machines make money but I have heard that if put in the right location some people make a killing off of them!

I have tried the one on the way to cypremort point before and found that the ixe melted wayyy faster than the slow melt ice.
I would.prefer to go into the store and pay a little extra for slow melt ice but I know a lot of people love these ice houses.

Also, I have heard some rediculous numbers as far as how much it costs to build one of these ice houses.
Anyone who know care to share approximate numbers on the cost of these houses?

I would recommend a car wash. It sounds like it would be the right part of town for a good car wash.
Ever since Classic Auto Spa opened in Lafayette at Johnston and Camellia strret that thing has stayed packed!
I could not imagine how much that piece of property cost but they have to be making a killing!