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    Renovated Irish Channel Double Title is generated by Realmo AI

    432 EIGHTH Street, New Orleans, LA 70115

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    For Sale
    $699,000

    MULTI_FAMILY - New Orleans, LA

    Property size:
    4,212 SF
    Price / SF:
    $165/SF
    Added:
    Mar 30, 2026
    Days on Market:
    48
    Last Refresh:
    May 16 at 1:06 am

    Property Features for 432 EIGHTH Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Patio and Porch features
    Porch
    Exterior features
    Fence, Porch
    Fencing
    Fenced
    Standard status
    Active
    APN
    411100509
    Size
    4,212 SF

    Taxes and HOA fees

    Tax Description
    1. SQ 20 LOT A EIGHTH & 2. ST THOMAS 55X83 = 4565 SQ FT 3. DB 432-38 EIGHTH ST 4. 3300 SQ FT 5. PERMIT #04BLD-01410 7/1/04

    Utilities

    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1924
    Floors in Building
    1
    Number of units
    2
    Roof type
    Asphalt
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Erin Hardy
    Erin Hardy

    Listing agent Erin Hardy License #995691201

    Listing office REVE, REALTORS 4827 Prytania St, New Orleans, LA

    Listing date Mar 30, 2026

    MLS# 2550297 Listing URL

    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.

    HighLights

    • Prime Irish Channel location with unbeatable walkability to popular restaurants, breweries, and Magazine Street.
    • Renovated double (built in 1920s, renovated in 2013) featuring 4 bedrooms and 3 full bathrooms on each side (one side with an additional room).
    • Recent major upgrades including a new roof, HVAC systems, electrical panels, and gutters.
    • Original architectural details such as exposed brick fireplaces and hardwood floors.
    • Shared backyard with separate decks for private outdoor entertaining.
    • Potential for owner‑occupancy, rental income, multi‑generational living, or short‑term rental (inquire for details).

    Overview

    This renovated double, built in the 1920s and renovated in 2013, is located on a quiet street in the Irish Channel neighborhood of New Orleans. Each side of the multifamily property features 4 bedrooms and 3 full bathrooms. The left side contains an additional room suitable for use as an office or bedroom. Original architectural details include exposed brick fireplaces and hardwood floors. Recent upgrades include a new roof, HVAC systems, electrical panels, and gutters. The shared backyard includes separate decks. The 4,212 square foot property offers walkability to neighborhood amenities such as NOLA Brewing, Levee Baking Co., Tchoup Yard, and Magazine Street, home to Joey K's, Haydel's Bakery, and The Daily Beet. The property is suitable for comfortable living, rental investment, owner-occupation, income generation, or multi-generational living. The property may be suitable for short term rentals.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $402.3K
    NOI $36,203 @ 9.00% cap · cautious / downside scenario
    Moderate
    $517.2K
    NOI $36,203 @ 7.00% cap · market / base-case scenario
    Aggressive
    $724.1K
    NOI $36,203 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $56.6k $13.44
    − Vacancy −$4.9k −$1.16
    EGI $51.7k $12.28
    − OpEx −$15.5k −$3.68
    NOI $36.2k $8.60
    4,212 SF · lease $13.44/SF/yr · vacancy 8.64% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $517.2K
    $452.5K – $603.4K (±1% cap)
    NOI $36,203 @ 7.0% cap · market cap 5.18%
    Second Best
    Apartment 5plus
    $458.5K
    $401.2K – $534.9K (±1% cap)
    NOI $32,092 @ 7.0% cap · market cap 4.59%
    Theoretical Best
    Office A
    $1.11M
    $972.3K – $1.30M (±1% cap)
    NOI $77,787 @ 7.0% cap · market cap 11.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.082263
    Latitude
    29.920084

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    FAQs

    What type of property is this?
    Duplex - Renovated 1920s double in the heart of the Irish Channel.
    Where is this duplex located?
    The property is located at 432 EIGHTH Street New Orleans, LA.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Prime Irish Channel location with unbeatable walkability to popular restaurants, breweries, and Magazine Street.; Renovated double (built in 1920s, renovated in 2013) featuring 4 bedrooms and 3 full bathrooms on each side (one side with an additional room).; Recent major upgrades including a new roof, HVAC systems, electrical panels, and gutters.
    (504) 300-0700
    We can help!
    Listing Contact
    Erin Hardy
    Erin Hardy
    Real Estate License ID: 995691201
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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