Occupied Duplex with
For Sale
$180,000
4921 EASTVIEW Drive, New Orleans, LA 70126
Multi-Family, Party Wall Double, New Orleans, LA
Property Size1,824 SF
Lot Size0.19 Acres
Price / SF$98.68
Days on Market145
Property Features for 4921 EASTVIEW Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Porch
Lot features
Regular
Standard status
Active
APN
39W919717
Size
1,824 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
EAST VIEW SQ 10 LOTS 23 24 EAST VIEW 50 X 162 FR SGLE 6/RM A/R
Legal Description
EAST VIEW SQ 10 LOTS 23 24 EAST VIEW 50 X 162 FR SGLE 6/RM A/R
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2006
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Maya Madison · License #995693263
(504) 517-6292
Added: Apr 14
Changed: Aug 26
Last Checked: Sep 5 at 7:06PM
MLS# 2552830
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 New Orleans duplex contains 1,824 square feet and was built in 2006. The two residential units are each arranged with 3 bedrooms and 2 full bathrooms, providing matching layouts across the property. Both units are currently tenant-occupied.
The property occupies 0.186 acres at 4921 EASTVIEW Drive in New Orleans, LA 70126. Physical features include a porch, driveway parking, central heating, central air conditioning, a shingle roof, and public water service.
The property occupies 0.186 acres at 4921 EASTVIEW Drive in New Orleans, LA 70126. Physical features include a porch, driveway parking, central heating, central air conditioning, a shingle roof, and public water service.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 full bathrooms on each side
- Both units are currently tenant‑occupied
- 1,824 square feet of building area
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
$14,902
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
8.28%
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%
$298,040
$298.0K
Cap Rate 7%
$212,886
$212.9K
Cap Rate 9%
$165,578
$165.6K
Market Conditions
NOI Build-Up for 1,824 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
$23.4K $12.84/SF
− Vacancy
−$2.1K −$1.17/SF
EGI
$21.3K $11.67/SF
− OpEx
−$6.4K −$3.50/SF
NOI
$14.9K $8.17/SF
Area
ZIP 70126
Vacancy
9.10%
Lease Rate
$12.84 /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%
$298,040
Cap Rate 7%
$212,886
Cap Rate 9%
$165,578
Alternative Uses
Best Use
Multifamily LT 5
$212.9K
$186.3K – $248.4K
NOI $14,902 @ 7.0% cap · market cap 8.28%
Second Best
Apartment 5plus
$205.2K
$179.6K – $239.4K
NOI $14,365 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$478.4K
$418.6K – $558.2K
NOI $33,489 @ 7.0% cap · market cap 18.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
366
Businesses Nearby
Explore this area
Business Placement
Demographics for 70126, LA
30,397
Population
12,686
Households
2.4
Avg Household Size
33
Median Age
24%
College-Educated
87%
High-School Grad
12.1 sq mi
ZIP Area
2,512
Density / Sq Mi
$38,229
Median Household Income
$29,510
Median Earnings
$1,118
Median Rent
$187,300
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 - Each side provides three bedrooms, two full bathrooms, and central heating and air conditioning.
Where is this duplex located?
The property is located at 4921 EASTVIEW Drive New Orleans, LA.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 full bathrooms on each side; Both units are currently tenant‑occupied; 1,824 square feet of building area
