Creole-Style
For Sale
$169,000
2816-18 COMUS Court, New Orleans, LA 70117
2011-built duplex featuring window-unit cooling and a cottage-style exterior.
Property Size1,175 SF
Price / SF$143.83
Days on Market20
Property Features for 2816-18 COMUS Court
General Information
Standard status
Active
Size
1,175 SF
Property subtype
Residential Income
Amenities
Window Unit(s)
Cottage, Creole
Building Details
Year Built
2011
Stories
1
Listing Agency:
ARMSTRONG REALTY
(504) 220-6562
Listed By:
Linda Nguyen · License #912123849
(504) 220-6562
Source:
Evrealestate
Added: Aug 3
Changed: Aug 13
Last Checked: Aug 22 at 5:06AM
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 ARMSTRONG REALTY
Investment Insights
Based on property information with market context.
This duplex at 2816-18 Comus Court in New Orleans was built in 2011 and presents a cottage-style exterior with Creole architectural character. Window-unit cooling is identified among the interior features, while no additional exterior features are specified.
The property is located in Orleans Parish. The recorded property size is 1,175 square feet. Access directions run from Elysian Fields to Florida Avenue, Almonaster Avenue, and Comus Court, with the property situated on the left.
The property is located in Orleans Parish. The recorded property size is 1,175 square feet. Access directions run from Elysian Fields to Florida Avenue, Almonaster Avenue, and Comus Court, with the property situated on the left.
Key Highlights
- Duplex at 2816‑18 Comus Court, New Orleans, LA 70117
- Built in 2011
- 1,175 square feet of property size
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
$14,878
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
8.80%
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%
$297,560
$297.6K
Cap Rate 7%
$212,543
$212.5K
Cap Rate 9%
$165,311
$165.3K
Market Conditions
NOI Build-Up for 1,175 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
$23.3K $19.80/SF
− Vacancy
−$2.0K −$1.71/SF
EGI
$21.3K $18.09/SF
− OpEx
−$6.4K −$5.43/SF
NOI
$14.9K $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%
$297,560
Cap Rate 7%
$212,543
Cap Rate 9%
$165,311
Alternative Uses
Best Use
Multifamily LT 5
$212.5K
$186.0K – $248.0K
NOI $14,878 @ 7.0% cap · market cap 8.80%
Second Best
Apartment 5plus
$195.4K
$171.0K – $227.9K
NOI $13,676 @ 7.0% cap · market cap 8.09%
Theoretical Best
Office A
$298.6K
$261.3K – $348.4K
NOI $20,905 @ 7.0% cap · market cap 12.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
469
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - 2011-built duplex featuring window-unit cooling and a cottage-style exterior.
Where is this duplex located?
The property is located at 2816-18 COMUS Court New Orleans, LA.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Duplex at 2816‑18 Comus Court, New Orleans, LA 70117; Built in 2011; 1,175 square feet of property size
