Two-Unit Duplex with Front
For Sale
$325,000
1027-29 Dolhonde Street, Gretna, LA 70053
Each residence includes two bedrooms, an eat-in kitchen, an updated bath, and a dedicated laundry room.
Property Size1,485 SF
Price / SF$218.86
Days on Market81
Property Features for 1027-29 Dolhonde Street
General Information
Standard status
Active
Size
1,485 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
private laundry
front porch
Central Air
Central
1
2
4
Yes
Asphalt
Other
Pillar/Post/Pier
Porch
Building Details
Year Built
1957
Buildings
1
Listing Agency:
Forte Realty, LLC
(504) 293-2460
Listed By:
Blaine Tatje · License #995712484
(504) 293-2460
Source:
Compass
Added: May 23
Changed: Aug 10
Last Checked: Aug 10 at 10:08AM
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 Forte Realty, LLC
Investment Insights
Based on property information with market context.
This duplex contains two 2-bedroom, 1-bath residences within a 1,485-square-foot property built in 1957. Both units feature restored hardwood flooring, generous living rooms, eat-in kitchens with gas ranges, refreshed bathrooms, private laundry rooms, central air, high ceilings, and plentiful natural light. Front porches add usable outdoor space and reinforce the building’s traditional character. A roof replacement was completed November 1, 2025.
The property occupies an oversized lot with a large backyard, additional outdoor area, and off-street parking. Located in Old Gretna, the home is near local restaurants and coffee shops and within minutes of downtown New Orleans. The two-unit configuration supports either owner occupancy with rental income from the second residence or an investment-oriented rental strategy.
The property occupies an oversized lot with a large backyard, additional outdoor area, and off-street parking. Located in Old Gretna, the home is near local restaurants and coffee shops and within minutes of downtown New Orleans. The two-unit configuration supports either owner occupancy with rental income from the second residence or an investment-oriented rental strategy.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,485 square feet on an oversized lot
- Roof replacement completed November 1, 2025
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
$16,297
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
5.01%
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%
$325,940
$325.9K
Cap Rate 7%
$232,814
$232.8K
Cap Rate 9%
$181,078
$181.1K
Market Conditions
NOI Build-Up for 1,485 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
$25.5K $17.16/SF
− Vacancy
−$2.2K −$1.48/SF
EGI
$23.3K $15.68/SF
− OpEx
−$7.0K −$4.70/SF
NOI
$16.3K $10.97/SF
Area
Jefferson County, LA
Vacancy
8.64%
Lease Rate
$17.16 /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%
$325,940
Cap Rate 7%
$232,814
Cap Rate 9%
$181,078
Alternative Uses
Best Use
Multifamily LT 5
$232.8K
$203.7K – $271.6K
NOI $16,297 @ 7.0% cap · market cap 5.01%
Second Best
Apartment 5plus
$217.6K
$190.4K – $253.9K
NOI $15,235 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$391.8K
$342.8K – $457.1K
NOI $27,425 @ 7.0% cap · market cap 8.44%
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
1,970
Businesses Nearby
Explore this area
Business Placement
Demographics for 70053, LA
16,509
Population
7,865
Households
2.1
Avg Household Size
39
Median Age
24%
College-Educated
75%
High-School Grad
3.4 sq mi
ZIP Area
4,856
Density / Sq Mi
$43,786
Median Household Income
$31,667
Median Earnings
$1,017
Median Rent
$225,700
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 residence includes two bedrooms, an eat-in kitchen, an updated bath, and a dedicated laundry room.
Where is this duplex located?
The property is located at 1027-29 Dolhonde Street Gretna, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,485 square feet on an oversized lot; Roof replacement completed November 1, 2025
