Furnished Two-Unit
For Sale
$379,000
Pending
8809 EDINBURGH Street, New Orleans, LA 70118
Multi-Family, Traditional, New Orleans, LA
Property Size2,332 SF
Lot Size0.08 Acres
Days on Market50
Property Features for 8809 EDINBURGH Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway
Patio and Porch features
Porch
Exterior features
Balcony, Porch
Lot features
Regular
Subdivision
Holly Grove
Standard status
Pending
APN
716421220
Size
2,332 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
SQ 556 LOT 20 EDINBURGH 30 X 120 8809-11 EDINBURGH ST
Legal Description
SQ 556 LOT 20 EDINBURGH 30 X 120 8809-11 EDINBURGH ST
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
quartz counters
stainless steel appliances
crown moulding
surround sound
spacious backyard
Building Details
Year built
2021
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
REVE, REALTORS
(504) 300-0700
Listed By:
Barbara Bedestani · License #000077688
(504) 606-5445
Added: Jul 15
Changed: Aug 26
Last Checked: Sep 2 at 12:06PM
MLS# 2567815
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.
Built in 2021, this 2,332-square-foot duplex contains two furnished residences, each with 3 bedrooms and 2.5 baths. Interior details include quartz countertops, stainless steel appliances, crown molding, and surround sound in each living room. Central heating and central air support year-round climate control, while balconies and porches extend the usable living space. The property also includes a shingle roof, public water service, and a driveway providing off-street parking for 2 cars.
Located on Edinburgh Street in New Orleans’ Holly Grove neighborhood, the property occupies a 0.0825-acre lot with a spacious backyard. The two-unit configuration offers distinct residential spaces within a single investment property, with furnishings included as part of the offering.
Located on Edinburgh Street in New Orleans’ Holly Grove neighborhood, the property occupies a 0.0825-acre lot with a spacious backyard. The two-unit configuration offers distinct residential spaces within a single investment property, with furnishings included as part of the offering.
Key Highlights
- Two‑unit duplex built in 2021
- Each unit has 3 bedrooms and 2.5 baths
- 2,332 square feet on a 0.0825‑acre lot
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
$29,529
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
7.79%
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%
$590,580
$590.6K
Cap Rate 7%
$421,843
$421.8K
Cap Rate 9%
$328,100
$328.1K
Market Conditions
NOI Build-Up for 2,332 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
$46.2K $19.80/SF
− Vacancy
−$4.0K −$1.71/SF
EGI
$42.2K $18.09/SF
− OpEx
−$12.7K −$5.43/SF
NOI
$29.5K $12.66/SF
Area
New Orleans, LA
Vacancy
8.64%
Lease Rate
$19.80 /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%
$590,580
Cap Rate 7%
$421,843
Cap Rate 9%
$328,100
Alternative Uses
Best Use
Multifamily LT 5
$421.8K
$369.1K – $492.2K
NOI $29,529 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$387.7K
$339.3K – $452.4K
NOI $27,142 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$592.7K
$518.6K – $691.5K
NOI $41,490 @ 7.0% cap · market cap 10.95%
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
641
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?
Duplex - Both residences offer three bedrooms, two-and-a-half baths, central HVAC, and furnished interiors.
Where is this duplex located?
The property is located at 8809 EDINBURGH Street New Orleans, LA.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2021; Each unit has 3 bedrooms and 2.5 baths; 2,332 square feet on a 0.0825‑acre lot
