Fenced Duplex with Central
New
For Sale
$265,000
1326-1328 DUPAS Street, Gretna, LA 70053
Multi-Family, Gretna, LA
Property Size1,500 SF
Price / SF$176.67
Days on Market4
Property Features for 1326-1328 DUPAS Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Exterior features
Driveway Permeable Surface, Fence
Fencing
Fenced
Subdivision
Suburban
Lot features
Regular
Standard status
Active
APN
0100002263
Size
1,500 SF
Taxes and HOA fees
Tax Description
Lots 1 & 2 SQ 1 Suburban PK
Legal Description
Lots 1 & 2 SQ 1 Suburban PK
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
Gary Rachel · License #0000015515
(504) 909-5152
Added: Aug 26
Last Checked: Aug 29 at 3:06AM
MLS# 2573363
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.
This 1,500-square-foot duplex was built in 1970 and includes two residential units. One side is leased, while the other is vacant, creating flexibility for an owner-occupant or an investor planning separate occupancy arrangements. The property is equipped with central heating and central air conditioning, along with a fenced exterior and a permeable-surface driveway.
Located in Gretna, Louisiana, the property has public water service and is identified by the address 1326-1328 Dupas Street. Its two-unit configuration supports both owner use with rental occupancy and leasing of both sides, subject to applicable terms and requirements.
Located in Gretna, Louisiana, the property has public water service and is identified by the address 1326-1328 Dupas Street. Its two-unit configuration supports both owner use with rental occupancy and leasing of both sides, subject to applicable terms and requirements.
Key Highlights
- Two‑unit duplex totaling 1,500 square feet
- One unit leased; the second unit is vacant
- Built in 1970
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
$16,461
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
6.21%
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%
$329,220
$329.2K
Cap Rate 7%
$235,157
$235.2K
Cap Rate 9%
$182,900
$182.9K
Market Conditions
NOI Build-Up for 1,500 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
$25.7K $17.16/SF
− Vacancy
−$2.2K −$1.48/SF
EGI
$23.5K $15.68/SF
− OpEx
−$7.1K −$4.70/SF
NOI
$16.5K $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%
$329,220
Cap Rate 7%
$235,157
Cap Rate 9%
$182,900
Alternative Uses
Best Use
Multifamily LT 5
$235.2K
$205.8K – $274.4K
NOI $16,461 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$219.8K
$192.4K – $256.5K
NOI $15,388 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$395.7K
$346.3K – $461.7K
NOI $27,702 @ 7.0% cap · market cap 10.45%
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
2,031
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 - Two-unit property with one leased side and a vacant unit for flexible occupancy or leasing plans.
Where is this duplex located?
The property is located at 1326-1328 DUPAS Street Gretna, LA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,500 square feet; One unit leased; the second unit is vacant; Built in 1970
