Duplex with Private Outdoor
New
For Sale
$415,000
1905-07 Eagle St, New Orleans, LA 70118
Two well-maintained residences offer private exterior areas and dedicated off-street parking for each unit.
Property Size2,094 SF
Price / SF$198.19
Days on Market2
Property Features for 1905-07 Eagle St
General Information
Standard status
Active
Size
2,094 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
private courtyard garden
porch
patio deck
Building Details
Year Built
2020
Buildings
1
Listing Agency:
Luxe Realty Brokerage Corporation
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 13
Last Checked: Sep 13 at 3:11PM
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.
Built in 2020, this 2,094-square-foot duplex contains two residences, each configured with 3 bedrooms and 2 bathrooms. Both units include private outdoor areas and dedicated off-street parking. The front residence features an open kitchen and living area, a porch, and a courtyard garden, with only one shared wall separating it from the other unit. The primary residence adds two low-maintenance, grass-free yards, a patio deck, and a sun shade.
The property is located at 1905-07 Eagle St in New Orleans, Louisiana, within the Leonidas Carrollton area. Its two-unit layout supports owner-occupancy with rental income from the second residence or use as a residential income property.
The property is located at 1905-07 Eagle St in New Orleans, Louisiana, within the Leonidas Carrollton area. Its two-unit layout supports owner-occupancy with rental income from the second residence or use as a residential income property.
Key Highlights
- Two‑unit duplex built in 2020
- 2,094 square feet with 3 bedrooms and 2 bathrooms in each unit
- Dedicated off‑street parking for both residences
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
$26,515
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
6.39%
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%
$530,300
$530.3K
Cap Rate 7%
$378,786
$378.8K
Cap Rate 9%
$294,611
$294.6K
Market Conditions
NOI Build-Up for 2,094 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
$41.5K $19.80/SF
− Vacancy
−$3.6K −$1.71/SF
EGI
$37.9K $18.09/SF
− OpEx
−$11.4K −$5.43/SF
NOI
$26.5K $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%
$530,300
Cap Rate 7%
$378,786
Cap Rate 9%
$294,611
Alternative Uses
Best Use
Multifamily LT 5
$378.8K
$331.4K – $441.9K
NOI $26,515 @ 7.0% cap · market cap 6.39%
Second Best
Apartment 5plus
$348.2K
$304.7K – $406.2K
NOI $24,372 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$532.2K
$465.7K – $620.9K
NOI $37,256 @ 7.0% cap · market cap 8.98%
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
901
Businesses Nearby
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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
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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 well-maintained residences offer private exterior areas and dedicated off-street parking for each unit.
Where is this duplex located?
The property is located at 1905-07 Eagle St New Orleans, LA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2020; 2,094 square feet with 3 bedrooms and 2 bathrooms in each unit; Dedicated off‑street parking for both residences
