Duplex with Separate
For Sale
$325,000
1164-66 Tallow Tree Lane, Harvey, LA 70058
Two distinct residences provide private access, indoor laundry, and all-electric systems in a recently built duplex.
Property Size2,226 SF
Price / SF$146
Days on Market250
Property Features for 1164-66 Tallow Tree Lane
General Information
Standard status
Active
Size
2,226 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Amenities
indoor laundry
Central Air
Central
1
4
5
Asphalt
Slab: Traditional
HardiPlank Type
Building Details
Year Built
2021
Buildings
1
Listing Agency:
The Pellerin Group NOLA LLC
Listed By:
Nicole Pellerin · License #995704017
(504) 628-7723
Source:
Compass
Added: Dec 29, 2025
Changed: Sep 2
Last Checked: Sep 4 at 5:31PM
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 The Pellerin Group NOLA LLC
Investment Insights
Based on property information with market context.
Built in 2021, this duplex contains 2,226 square feet across two separate residences. One side includes 3 bedrooms and 2 bathrooms, while the other offers 2 bedrooms and 2 bathrooms. Both units feature an open living and dining arrangement, vinyl flooring, recessed lighting, indoor laundry, and all-electric service. Each primary bedroom includes a private ensuite bathroom and walk-in closet. Separate driveways provide direct access to each residence, and the property includes gutters and HardiPlank-type exterior siding.
The property is located at 1164-66 Tallow Tree Lane in Harvey, within Jefferson Parish. Manhattan Boulevard is nearby, with restaurants, stores, businesses, and new construction in the surrounding area. The Westbank Expressway provides access to the broader area.
The property is located at 1164-66 Tallow Tree Lane in Harvey, within Jefferson Parish. Manhattan Boulevard is nearby, with restaurants, stores, businesses, and new construction in the surrounding area. The Westbank Expressway provides access to the broader area.
Key Highlights
- 2,226‑square‑foot duplex built in 2021
- Unit mix includes 3 bedrooms/2 bathrooms and 2 bedrooms/2 bathrooms
- Each primary bedroom has an ensuite bath and walk‑in closet
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
$24,428
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
7.52%
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%
$488,560
$488.6K
Cap Rate 7%
$348,971
$349.0K
Cap Rate 9%
$271,422
$271.4K
Market Conditions
NOI Build-Up for 2,226 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
$38.2K $17.16/SF
− Vacancy
−$3.3K −$1.48/SF
EGI
$34.9K $15.68/SF
− OpEx
−$10.5K −$4.70/SF
NOI
$24.4K $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%
$488,560
Cap Rate 7%
$348,971
Cap Rate 9%
$271,422
Alternative Uses
Best Use
Multifamily LT 5
$349.0K
$305.4K – $407.1K
NOI $24,428 @ 7.0% cap · market cap 7.52%
Second Best
Apartment 5plus
$326.2K
$285.5K – $380.6K
NOI $22,836 @ 7.0% cap · market cap 7.03%
Theoretical Best
Office A
$587.3K
$513.9K – $685.2K
NOI $41,110 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,441
Businesses Nearby
Explore this area
Business Placement
Demographics for 70058, LA
41,377
Population
16,063
Households
2.6
Avg Household Size
37
Median Age
20%
College-Educated
85%
High-School Grad
12.8 sq mi
ZIP Area
3,233
Density / Sq Mi
$58,533
Median Household Income
$34,680
Median Earnings
$1,217
Median Rent
$195,100
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 distinct residences provide private access, indoor laundry, and all-electric systems in a recently built duplex.
Where is this duplex located?
The property is located at 1164-66 Tallow Tree Lane Harvey, 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: 2,226‑square‑foot duplex built in 2021; Unit mix includes 3 bedrooms/2 bathrooms and 2 bedrooms/2 bathrooms; Each primary bedroom has an ensuite bath and walk‑in closet
