Three Newly Built Single-Family
For Sale
$925,000
2932 EAGLE Street, New Orleans, LA 70118
Multi-Family, Traditional, New Orleans, LA
Property Size4,473 SF
Price / SF$206.80
Days on Market252
Property Features for 2932 EAGLE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Balcony, Courtyard, Fence, Porch
Fencing
Fenced
Lot features
Oversized
Subdivision
Holly Grove
Standard status
Active
APN
701182932EAGLEST
Size
4,473 SF
Taxes and HOA fees
Tax Description
SQ 432 LOT 2 30 x 120; SQ 432 LOT 3 30 X 120; SQ 432 EAGLE ST AND FIG ST LOT 4 30 X 120
Legal Description
SQ 432 LOT 2 30 x 120; SQ 432 LOT 3 30 X 120; SQ 432 EAGLE ST AND FIG ST LOT 4 30 X 120
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2021
Floors in Building
1
Number of units
3
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty New Orleans
(504) 862-0100
Listed By:
Chris Smith · License #09641
(504) 231-2004
Added: Dec 23, 2025
Changed: Aug 25
Last Checked: Sep 1 at 1:06PM
MLS# 2535477
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 offering includes three newly built single-family homes, each configured with three separate bedrooms and two full bathrooms. Interiors feature marble tiled floors, custom built-in bookcases, and ornate tray ceilings. Kitchens are designed for day-to-day cooking and entertaining with quartz countertops, custom cabinetry, and all stainless-steel appliances. Each home also includes a large interior laundry center and a walk-in pantry. The primary suite is set up as a true focal point, with a walk-in closet and an en-suite bath described as spa-inspired. Outside, every residence has a private fenced-in backyard and gated off-street parking, with four total driveways across the three properties.
The homes are located at 2932 EAGLE Street in New Orleans, within the Carrollton/Earhart corridor area. The property’s shared parking setup supports straightforward ingress and egress for residents.
For investors or owner-occupants seeking a small portfolio, the consistent layouts across all three homes can simplify management and leasing efforts. Owner financing is available, with a stated 25% down payment, providing an alternative to conventional financing for qualified buyers.
The homes are located at 2932 EAGLE Street in New Orleans, within the Carrollton/Earhart corridor area. The property’s shared parking setup supports straightforward ingress and egress for residents.
For investors or owner-occupants seeking a small portfolio, the consistent layouts across all three homes can simplify management and leasing efforts. Owner financing is available, with a stated 25% down payment, providing an alternative to conventional financing for qualified buyers.
Key Highlights
- Newer construction single‑family homes built in 2021
- Each home features central heating and central air conditioning
- Chef’s kitchen with quartz counters, all stainless steel appliances, and custom cabinets
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
$52,061
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
5.63%
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%
$1,041,220
$1.0M
Cap Rate 7%
$743,729
$743.7K
Cap Rate 9%
$578,456
$578.5K
Market Conditions
NOI Build-Up for 4,473 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
$104.1K $23.28/SF
− Vacancy
−$9.5K −$2.12/SF
EGI
$94.7K $21.16/SF
− OpEx
−$42.6K −$9.52/SF
NOI
$52.1K $11.64/SF
Area
New Orleans, LA
Vacancy
9.10%
Lease Rate
$23.28 /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%
$1,041,220
Cap Rate 7%
$743,729
Cap Rate 9%
$578,456
Alternative Uses
Best Use
Apartment 5plus
$743.7K
$650.8K – $867.7K
NOI $52,061 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$994.8K – $1.33M
NOI $79,582 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
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?
Multifamily property - Three newer single-family residences with gated off-street parking and private fenced yards, offered with owner financing.
Where is this multifamily property located?
The property is located at 2932 EAGLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Newer construction single‑family homes built in 2021; Each home features central heating and central air conditioning; Chef’s kitchen with quartz counters, all stainless steel appliances, and custom cabinets
