Duplex with Off-Street
New
For Sale
$250,000
1000-1000 1/2 S Bengal Rd, Metairie, LA 70003
Two-unit property with one renovated residence and ongoing improvements to the second unit.
Property Size1,885 SF
Price / SF$132.63
Days on Market4
Property Features for 1000-1000 1/2 S Bengal Rd
General Information
Standard status
Active
Size
1,885 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
blank slate to complete to their own taste
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
off-street parking
Building Details
Year Built
1958
Listing Agency:
Tuxor Realty
(713) 893-5580
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 6
Changed: Sep 8
Last Checked: Sep 8 at 5:43AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Tuxor Realty
Investment Insights
Based on property information with market context.
This 1,885-square-foot duplex, built in 1958, contains two residences with matching layouts of two bedrooms and one bathroom each. One unit has been recently renovated and includes a tankless water heater and window units. Work has also started in the second residence, allowing the next owner to determine the remaining improvements.
The property is located at 1000-1000 1/2 S Bengal Rd in Metairie, with off-street parking and a FORTIFIED roof. The two-unit configuration supports separate residential occupancy, with the completed side ready for use while improvements continue in the other.
The property is located at 1000-1000 1/2 S Bengal Rd in Metairie, with off-street parking and a FORTIFIED roof. The two-unit configuration supports separate residential occupancy, with the completed side ready for use while improvements continue in the other.
Key Highlights
- Two‑unit duplex with 1,885 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- One unit recently renovated with a tankless water heater and window units
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
$20,157
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
8.06%
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%
$403,140
$403.1K
Cap Rate 7%
$287,957
$288.0K
Cap Rate 9%
$223,967
$224.0K
Market Conditions
NOI Build-Up for 1,885 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
$30.5K $16.20/SF
− Vacancy
−$1.7K −$0.92/SF
EGI
$28.8K $15.28/SF
− OpEx
−$8.6K −$4.58/SF
NOI
$20.2K $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%
$403,140
Cap Rate 7%
$287,957
Cap Rate 9%
$223,967
Alternative Uses
Best Use
Multifamily LT 5
$288.0K
$252.0K – $336.0K
NOI $20,157 @ 7.0% cap · market cap 8.06%
Second Best
Apartment 5plus
$250.6K
$219.3K – $292.4K
NOI $17,542 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$441.4K
$386.2K – $515.0K
NOI $30,899 @ 7.0% cap · market cap 12.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
314
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 - Two-unit property with one renovated residence and ongoing improvements to the second unit.
Where is this duplex located?
The property is located at 1000-1000 1/2 S Bengal Rd Metairie, LA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,885 square feet; Each unit includes 2 bedrooms and 1 bathroom; One unit recently renovated with a tankless water heater and window units
