Arts and Crafts
For Sale
$250,000
2626 Acacia Street, New Orleans, LA 70122
Well-maintained duplex with 2 bedrooms and 1 bath per side, featuring hardwood floors and in-unit laundry flex area.
Property Size1,800 SF
Price / SF$138.89
Days on Market224
Property Features for 2626 Acacia Street
General Information
Standard status
Active
Size
1,800 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
2
Amenities
hardwood floors
clawfoot tub
original cabinetry
in-unit laundry
attic storage
rear yard
front porch
Window Unit(s)
Natural Gas
1
2
4
IN UNIT
Asphalt, Wood
Pillar/Post/Pier
Block, HardiPlank Type
Building Details
Year Built
1920
Construction
arts and crafts
Listing Agency:
REVE, REALTORS
Listed By:
David Stassi · License #995696696
(504) 957-2532
Source:
Compass
Added: Jan 27
Changed: Aug 8
Last Checked: Jul 23 at 6:20AM
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 REVE, REALTORS
Investment Insights
Based on property information with market context.
This same-family-owned arts and crafts duplex offers two 2-bedroom, 1-bath units, with each side maintained in keeping with the original style. Interiors feature hardwood floors with a polyurethane coating, classic wooden cabinetry, and an original clawfoot tub. Each unit also includes a spacious added “flex” laundry work area, with a back hallway that opens to the porch and rear yard. Floored attic space on each side provides extra protected storage.
Situated high and dry on Gentilly Ridge in the Edgewood Park area, the property is presented as never flooded and well kept. Records are available to apply for Historic tax credits.
Easy to show by appointment, with the layout supporting either owner occupancy or rental use.
Situated high and dry on Gentilly Ridge in the Edgewood Park area, the property is presented as never flooded and well kept. Records are available to apply for Historic tax credits.
Easy to show by appointment, with the layout supporting either owner occupancy or rental use.
Key Highlights
- Duplex with 2 bedrooms and 1 full bath on each side (2 units)
- Hardwood floors with polyurethane coating, plus original clawfoot tub and classic wooden cabinetry
- In‑unit laundry with a spacious added flex work area
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
$18,648
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
7.46%
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%
$372,960
$373.0K
Cap Rate 7%
$266,400
$266.4K
Cap Rate 9%
$207,200
$207.2K
Market Conditions
NOI Build-Up for 1,800 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
$29.2K $16.20/SF
− Vacancy
−$2.5K −$1.40/SF
EGI
$26.6K $14.80/SF
− OpEx
−$8.0K −$4.44/SF
NOI
$18.6K $10.36/SF
Area
ZIP 70122
Vacancy
8.64%
Lease Rate
$16.20 /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%
$372,960
Cap Rate 7%
$266,400
Cap Rate 9%
$207,200
Alternative Uses
Best Use
Multifamily LT 5
$266.4K
$233.1K – $310.8K
NOI $18,648 @ 7.0% cap · market cap 7.46%
Second Best
Apartment 5plus
$231.4K
$202.5K – $270.0K
NOI $16,198 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$471.0K
$412.1K – $549.5K
NOI $32,970 @ 7.0% cap · market cap 13.19%
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
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 70122, LA
34,986
Population
17,131
Households
2
Avg Household Size
39
Median Age
37%
College-Educated
89%
High-School Grad
6.3 sq mi
ZIP Area
5,553
Density / Sq Mi
$47,613
Median Household Income
$38,248
Median Earnings
$1,196
Median Rent
$274,700
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 - Well-maintained duplex with 2 bedrooms and 1 bath per side, featuring hardwood floors and in-unit laundry flex area.
Where is this duplex located?
The property is located at 2626 Acacia Street New Orleans, LA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Duplex with 2 bedrooms and 1 full bath on each side (2 units); Hardwood floors with polyurethane coating, plus original clawfoot tub and classic wooden cabinetry; In‑unit laundry with a spacious added flex work area
