Duplex with New
For Sale
$325,000
1027 29 Dolhonde Street, Gretna, LA 70053
Each residence includes private laundry, gas cooking, and off-street parking.
Property Size1,485 SF
Days on Market43
Property Features for 1027 29 Dolhonde Street
General Information
Standard status
Active
Size
1,485 SF
Property subtype
Multi Family Home
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
private laundry room
front porches
off-street parking
Building Details
Building Size
1,485 SF
Year Built
1957
Stories
1
Listing Agency:
Forte Realty, LLC
(504) 293-2460
Listed By:
Blaine Tatje · License #995712484
(504) 293-2460
Source:
Nolalivingrealty
Added: Jul 1
Changed: Aug 12
Last Checked: Aug 12 at 12:59PM
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 two-unit duplex contains a pair of 2-bedroom, 1-bath residences, each with restored hardwood flooring, generous living space, an eat-in kitchen with a gas range, an updated bathroom, and a dedicated laundry room. High ceilings, plentiful natural light, and front porches add character, while the new roof was installed November 1, 2025.
The property occupies an oversized lot at 1027 29 Dolhonde Street in Gretna, with a large backyard, additional outdoor area, and off-street parking. Its Old Gretna setting places the property minutes from downtown New Orleans and near local eateries and coffee shops.
The property occupies an oversized lot at 1027 29 Dolhonde Street in Gretna, with a large backyard, additional outdoor area, and off-street parking. Its Old Gretna setting places the property minutes from downtown New Orleans and near local eateries and coffee shops.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- New roof installed November 1, 2025
- Restored hardwood floors, high ceilings, and abundant natural light
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
Property Profile
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 private laundry, gas cooking, and off-street parking.
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; New roof installed November 1, 2025; Restored hardwood floors, high ceilings, and abundant natural light
