Two-Unit Duplex with
For Sale
$225,000
Pending
6435 MARCIE Street, Metairie, LA 70003
Multi-Family, Traditional, Metairie, LA
Property Size1,800 SF
Days on Market51
Property Features for 6435 MARCIE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Covered, Carport
Subdivision
Park Manor
Lot features
Regular
Standard status
Pending
APN
0820034588
Size
1,800 SF
Taxes and HOA fees
Tax Description
LOT 17 SQ B PARK MANOR ADD
Legal Description
LOT 17 SQ B PARK MANOR ADD
Utilities
Heating system
Central
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
NOLA Real Estate 4-U, LLC
(504) 304-9597
Listed By:
Tonya Puleo
(504) 715-9145
Added: Jul 21
Changed: Sep 8
Last Checked: Sep 9 at 2:06AM
MLS# 2567524
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 duplex contains 1,800 square feet arranged as front and rear units. Each residence includes 2 bedrooms and 1 full bathroom, creating a consistent layout across both units. The property was built in 1974 and has a shingle roof, central heating, central air, and window unit cooling. Covered parking is provided by a carport.
Located at 6435 Marcie Street in Metairie, Louisiana, the property is served by public water. The two-unit configuration offers separate residential spaces within one building, with the same bedroom and bathroom count in each unit.
Located at 6435 Marcie Street in Metairie, Louisiana, the property is served by public water. The two-unit configuration offers separate residential spaces within one building, with the same bedroom and bathroom count in each unit.
Key Highlights
- Two units, each with 2 bedrooms and 1 full bathroom
- 1,800 square feet of total property size
- Front and rear unit configuration
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
$19,249
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
8.56%
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%
$384,980
$385.0K
Cap Rate 7%
$274,986
$275.0K
Cap Rate 9%
$213,878
$213.9K
Market Conditions
NOI Build-Up for 1,800 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
$29.2K $16.20/SF
− Vacancy
−$1.7K −$0.92/SF
EGI
$27.5K $15.28/SF
− OpEx
−$8.2K −$4.58/SF
NOI
$19.2K $10.69/SF
Area
Metairie, LA
Vacancy
5.70%
Lease Rate
$16.20 /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%
$384,980
Cap Rate 7%
$274,986
Cap Rate 9%
$213,878
Alternative Uses
Best Use
Multifamily LT 5
$275.0K
$240.6K – $320.8K
NOI $19,249 @ 7.0% cap · market cap 8.56%
Second Best
Apartment 5plus
$239.3K
$209.4K – $279.2K
NOI $16,751 @ 7.0% cap · market cap 7.44%
Theoretical Best
Office A
$421.5K
$368.8K – $491.8K
NOI $29,506 @ 7.0% cap · market cap 13.11%
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
663
Businesses Nearby
Explore this area
Business Placement
Demographics for 70003, LA
40,068
Population
17,479
Households
2.3
Avg Household Size
42
Median Age
33%
College-Educated
89%
High-School Grad
7.0 sq mi
ZIP Area
5,724
Density / Sq Mi
$76,151
Median Household Income
$45,102
Median Earnings
$1,191
Median Rent
$255,300
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 - Front and rear units provide a practical two-residence configuration with central heating and covered parking.
Where is this duplex located?
The property is located at 6435 MARCIE Street Metairie, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 full bathroom; 1,800 square feet of total property size; Front and rear unit configuration
