Gutted
For Sale
$185,000
165 Louisiana Street, Westwego, LA 70094
Multiuse zoning supports residential or commercial redevelopment, subject to buyer confirmation.
Property Size1,486 SF
Price / SF$124.50
Days on Market340
Property Features for 165 Louisiana Street
General Information
Standard status
Active
Size
1,486 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Zoning
multiuse
Property Condition
Severity
Major Repairs Needed
Evidence
Gutted!
Additional Details
Multifamily Units
2
Amenities
Central Air
Central
1
2
5
Asphalt
Slab: Traditional
Brick
Building Details
Year Built
2000
Listing Agency:
Properties Unlimited Realty LLC
(504) 259-0677
Listed By:
Angie Beasley · License #995710755
(504) 259-0677
Source:
Compass
Added: Sep 25, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:33AM
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 Properties Unlimited Realty LLC
Investment Insights
Based on property information with market context.
This 1,486-square-foot duplex was built in 2000 and is currently gutted for renovation. The property includes two units within the structure, offering a foundation for a customized redevelopment plan rather than a finished residential layout. The existing configuration includes a driveway and carport serving the two-bedroom unit, while the second unit is identified as a potential three-bedroom, one-bath layout.
The property occupies a large double lot at 165 Louisiana Street in Westwego. It is identified as being in an X flood zone. Zoning is described as multiuse for residential or commercial purposes, although the buyer is responsible for confirming permitted use and zoning requirements. Central air, central heating, a traditional slab foundation, brick exterior construction, and asphalt site improvements are listed among the property features.
The property occupies a large double lot at 165 Louisiana Street in Westwego. It is identified as being in an X flood zone. Zoning is described as multiuse for residential or commercial purposes, although the buyer is responsible for confirming permitted use and zoning requirements. Central air, central heating, a traditional slab foundation, brick exterior construction, and asphalt site improvements are listed among the property features.
Key Highlights
- 1,486‑square‑foot duplex structure built in 2000
- Two‑unit property on a large double lot
- Gutted interior ready for renovation
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
$16,308
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
8.82%
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%
$326,160
$326.2K
Cap Rate 7%
$232,971
$233.0K
Cap Rate 9%
$181,200
$181.2K
Market Conditions
NOI Build-Up for 1,486 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%
$326,160
Cap Rate 7%
$232,971
Cap Rate 9%
$181,200
Alternative Uses
Best Use
Multifamily LT 5
$233.0K
$203.9K – $271.8K
NOI $16,308 @ 7.0% cap · market cap 8.82%
Second Best
Apartment 5plus
$217.8K
$190.6K – $254.1K
NOI $15,245 @ 7.0% cap · market cap 8.24%
Theoretical Best
Office A
$392.0K
$343.0K – $457.4K
NOI $27,443 @ 7.0% cap · market cap 14.83%
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
322
Businesses Nearby
Explore this area
Business Placement
Demographics for 70094, LA
30,638
Population
13,683
Households
2.2
Avg Household Size
40
Median Age
14%
College-Educated
79%
High-School Grad
36.2 sq mi
ZIP Area
846
Density / Sq Mi
$52,657
Median Household Income
$36,079
Median Earnings
$1,172
Median Rent
$154,600
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 - Multiuse zoning supports residential or commercial redevelopment, subject to buyer confirmation.
Where is this duplex located?
The property is located at 165 Louisiana Street Westwego, LA.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: 1,486‑square‑foot duplex structure built in 2000; Two‑unit property on a large double lot; Gutted interior ready for renovation
