New Construction Duplex with Fenced
New
For Sale
$389,000
8926 Forshey St, New Orleans, LA 70118
Two-unit property offers open layouts, upgraded kitchens, private suites, fenced outdoor space, and off-street parking.
Property Size2,450 SF
Price / SF$158.78
Days on Market6
Property Features for 8926 Forshey St
General Information
Standard status
Active
Size
2,450 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
fenced backyard
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Luxe Realty Brokerage Corporation
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 9
Changed: Sep 13
Last Checked: Sep 13 at 7:52AM
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 Luxe Realty Brokerage Corporation
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains 2,450 square feet across two private residential units. Each unit features an open-concept arrangement with high ceilings, wood flooring, and connected living and dining areas. Kitchens include extensive cabinetry, stone countertops, stainless steel appliances, breakfast bars, and contemporary fixtures. Primary suites include bathrooms with freestanding soaking tubs and separate walk-in showers, while additional bedrooms have tiled baths with modern vanities and updated fixtures.
The property also includes a fenced backyard suitable for outdoor use and off-street parking. Located in Uptown New Orleans, the duplex provides access to Downtown New Orleans and is near restaurants, shopping, and major thoroughfares.
The property also includes a fenced backyard suitable for outdoor use and off-street parking. Located in Uptown New Orleans, the duplex provides access to Downtown New Orleans and is near restaurants, shopping, and major thoroughfares.
Key Highlights
- 2026 new‑construction duplex with two private units
- 2,450 square feet of total property size
- Open‑concept interiors with high ceilings and wood flooring
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
$31,023
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
7.98%
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%
$620,460
$620.5K
Cap Rate 7%
$443,186
$443.2K
Cap Rate 9%
$344,700
$344.7K
Market Conditions
NOI Build-Up for 2,450 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
$48.5K $19.80/SF
− Vacancy
−$4.2K −$1.71/SF
EGI
$44.3K $18.09/SF
− OpEx
−$13.3K −$5.43/SF
NOI
$31.0K $12.66/SF
Area
New Orleans, LA
Vacancy
8.64%
Lease Rate
$19.80 /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%
$620,460
Cap Rate 7%
$443,186
Cap Rate 9%
$344,700
Alternative Uses
Best Use
Multifamily LT 5
$443.2K
$387.8K – $517.1K
NOI $31,023 @ 7.0% cap · market cap 7.98%
Second Best
Apartment 5plus
$407.4K
$356.4K – $475.3K
NOI $28,515 @ 7.0% cap · market cap 7.33%
Theoretical Best
Office A
$622.7K
$544.9K – $726.5K
NOI $43,590 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
641
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property offers open layouts, upgraded kitchens, private suites, fenced outdoor space, and off-street parking.
Where is this duplex located?
The property is located at 8926 Forshey St New Orleans, LA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: 2026 new‑construction duplex with two private units; 2,450 square feet of total property size; Open‑concept interiors with high ceilings and wood flooring
