Remodeled Duplex with New
For Sale
$299,000
2032 34 James Dr, Marrero, LA 70072
Two updated three-bedroom units offer refreshed interiors, modern kitchens and baths, and move-in-ready condition.
Property Size2,000 SF
Lot Size0.13 Acres
Price / SF$149.50
Days on Market41
Property Features for 2032 34 James Dr
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.13 Acres
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1980
Listing Agency:
Century 21 J. Carter & Company
(504) 505-5377
Listed By:
veronica ly
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 29 at 12:05PM
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 Century 21 J. Carter & Company
Investment Insights
Based on property information with market context.
This remodeled duplex contains two residential units, each arranged with three bedrooms and two bathrooms. Improvements include updated kitchens and baths, new flooring, fresh paint, and new HVAC systems. The property offers 2,000 square feet of building area on a 5,628-square-foot lot.
Built in 1980, the duplex is located at 2032 34 James Dr in Marrero, Louisiana. The refreshed interiors and updated mechanical systems provide a consistent configuration across both units, with each residence offering the same three-bedroom, two-bath layout.
Built in 1980, the duplex is located at 2032 34 James Dr in Marrero, Louisiana. The refreshed interiors and updated mechanical systems provide a consistent configuration across both units, with each residence offering the same three-bedroom, two-bath layout.
Key Highlights
- Two‑unit duplex with matching 3‑bedroom, 2‑bath layouts
- 2,000 square feet of building area
- 5,628‑square‑foot lot
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
$21,948
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
7.34%
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%
$438,960
$439.0K
Cap Rate 7%
$313,543
$313.5K
Cap Rate 9%
$243,867
$243.9K
Market Conditions
NOI Build-Up for 2,000 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
$34.3K $17.16/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$31.4K $15.68/SF
− OpEx
−$9.4K −$4.70/SF
NOI
$21.9K $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%
$438,960
Cap Rate 7%
$313,543
Cap Rate 9%
$243,867
Alternative Uses
Best Use
Multifamily LT 5
$313.5K
$274.4K – $365.8K
NOI $21,948 @ 7.0% cap · market cap 7.34%
Second Best
Apartment 5plus
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$527.7K
$461.7K – $615.6K
NOI $36,936 @ 7.0% cap · market cap 12.35%
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
468
Businesses Nearby
Explore this area
Business Placement
Demographics for 70072, LA
56,924
Population
22,845
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
80%
High-School Grad
51.8 sq mi
ZIP Area
1,099
Density / Sq Mi
$55,866
Median Household Income
$34,411
Median Earnings
$1,091
Median Rent
$190,700
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 updated three-bedroom units offer refreshed interiors, modern kitchens and baths, and move-in-ready condition.
Where is this duplex located?
The property is located at 2032 34 James Dr Marrero, LA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑unit duplex with matching 3‑bedroom, 2‑bath layouts; 2,000 square feet of building area; 5,628‑square‑foot lot
