Well-Maintained Duplex with Two
For Sale
$325,000
1027 DOLHONDE Street, Gretna, LA 70053
MULTI_FAMILY - Gretna, LA
Property Size1,485 SF
Lot Size0.22 Acres
Price / SF$218.86
Days on Market43
Property Features for 1027 DOLHONDE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
700531027DOLHONDEST
Size
1,485 SF
Lot size
0.22 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1957
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Forte Realty, LLC
(504) 276-2668
Listed By:
Blaine Tatje · License #995712484
(504) 276-2668
Added: Jul 1
Last Checked: Aug 12 at 2:06PM
MLS# 2564441
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. 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 well-maintained duplex includes two 2-bedroom, 1-bath units, each with restored hardwood floors, spacious bedrooms, and a large living area. Both units feature an eat-in kitchen with a gas range, updated bathrooms, and a private laundry room. The property retains classic character with high ceilings, abundant natural light, and inviting front porches. A new roof was installed on November 1, 2025.
Located at 1027 Dolhonde Street in Gretna, Louisiana, the duplex sits on an oversized lot with a large backyard and ample outdoor space. Off-street parking is available, adding convenience for residents and guests.
With two separate, residential units and dedicated laundry space, the property is well suited for an owner-occupant looking to live in one unit while renting the other, or for an investor seeking a straightforward rental setup. The combination of period details, recent roofing, and practical in-unit features supports everyday livability for tenants.
Located at 1027 Dolhonde Street in Gretna, Louisiana, the duplex sits on an oversized lot with a large backyard and ample outdoor space. Off-street parking is available, adding convenience for residents and guests.
With two separate, residential units and dedicated laundry space, the property is well suited for an owner-occupant looking to live in one unit while renting the other, or for an investor seeking a straightforward rental setup. The combination of period details, recent roofing, and practical in-unit features supports everyday livability for tenants.
Key Highlights
- New roof installed November 1, 2025
- Duplex with two 2‑bedroom, 1‑bath units
- Each unit features restored hardwood floors, a large living area, and an eat‑in kitchen with a gas range
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
$16,297
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
5.01%
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%
$325,940
$325.9K
Cap Rate 7%
$232,814
$232.8K
Cap Rate 9%
$181,078
$181.1K
Market Conditions
NOI Build-Up for 1,485 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
$25.5K $17.16/SF
− Vacancy
−$2.2K −$1.48/SF
EGI
$23.3K $15.68/SF
− OpEx
−$7.0K −$4.70/SF
NOI
$16.3K $10.97/SF
Area
Jefferson County, LA
Vacancy
8.64%
Lease Rate
$17.16 /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%
$325,940
Cap Rate 7%
$232,814
Cap Rate 9%
$181,078
Alternative Uses
Best Use
Multifamily LT 5
$232.8K
$203.7K – $271.6K
NOI $16,297 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$217.6K
$190.4K – $253.9K
NOI $15,235 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$391.8K
$342.8K – $457.1K
NOI $27,425 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,970
Businesses Nearby
Explore this area
Business Placement
Demographics for 70053, LA
16,509
Population
7,865
Households
2.1
Avg Household Size
39
Median Age
24%
College-Educated
75%
High-School Grad
3.4 sq mi
ZIP Area
4,856
Density / Sq Mi
$43,786
Median Household Income
$31,667
Median Earnings
$1,017
Median Rent
$225,700
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 - A restored two-unit duplex with off-street parking, updated baths, and private laundry rooms for each tenant.
Where is this duplex located?
The property is located at 1027 DOLHONDE Street Gretna, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: New roof installed November 1, 2025; Duplex with two 2‑bedroom, 1‑bath units; Each unit features restored hardwood floors, a large living area, and an eat‑in kitchen with a gas range
