Two-Unit Duplex With Original
For Sale
$299,000
326 28 SEGUIN Street New, New Orleans, LA 70114
Tenant-occupied duplex with private entrances, off-street parking, separate storage, and shared outdoor space near the Algiers Ferry.
Property Size2,061 SF
Price / SF$145.08
Days on Market29
Property Features for 326 28 SEGUIN Street New
General Information
Standard status
Active
Size
2,061 SF
Total Parking Spaces
2
Property subtype
Duplex
Amenities
high ceilings
abundant natural light
original wood flooring
private entrance
separate laundry/storage space
shared backyard
covered patio
deck
lush landscaping
whimsical trees
scenic river views
Central
Window Unit
Central Air
Window Unit(s)
Porch, Asphalt, Shingle
Building Details
Year Built
1928
Buildings
1
Tenancy
Multi
Listing Agency:
(504) 300-5179
Listed By:
Brittany Picolo-Ramos · License #995687117
(504) 300-5179
Source:
Kw
Added: Aug 4
Changed: Aug 31
Last Checked: Aug 4 at 6:41AM
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 Brittany Picolo-Ramos
Investment Insights
Based on property information with market context.
Built in 1928, this tenant-occupied duplex contains two two-bedroom, one-bath residences totaling approximately 2,061 living square feet. Each unit is approximately 1,030 square feet and includes separate entry, living and dining rooms, a kitchen with pantry space, multiple closets, dedicated laundry or storage space, and original wood flooring. High ceilings and substantial natural light complement the layout. One residence has central air and heat installed approximately a year ago, while the other uses window air-conditioning units.
The property sits in Algiers Point, approximately 20 feet from Congregation Coffee and two blocks from the Algiers Ferry. The levee is about a block and a half away, with river views and passing boat traffic. Exterior features include dedicated off-street parking for each residence, additional street parking for guests, and a shared backyard with a covered patio, deck, and landscaped setting.
The property sits in Algiers Point, approximately 20 feet from Congregation Coffee and two blocks from the Algiers Ferry. The levee is about a block and a half away, with river views and passing boat traffic. Exterior features include dedicated off-street parking for each residence, additional street parking for guests, and a shared backyard with a covered patio, deck, and landscaped setting.
Key Highlights
- Two‑bedroom, one‑bath units with approximately 1,030 square feet per residence
- Approximately 2,061 living square feet across the duplex
- Private entrances, dedicated off‑street parking, and separate laundry/storage for each unit
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
$26,097
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
8.73%
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%
$521,940
$521.9K
Cap Rate 7%
$372,814
$372.8K
Cap Rate 9%
$289,967
$290.0K
Market Conditions
NOI Build-Up for 2,061 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
$40.8K $19.80/SF
− Vacancy
−$3.5K −$1.71/SF
EGI
$37.3K $18.09/SF
− OpEx
−$11.2K −$5.43/SF
NOI
$26.1K $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%
$521,940
Cap Rate 7%
$372,814
Cap Rate 9%
$289,967
Alternative Uses
Best Use
Multifamily LT 5
$372.8K
$326.2K – $435.0K
NOI $26,097 @ 7.0% cap · market cap 8.73%
Second Best
Apartment 5plus
$342.7K
$299.9K – $399.8K
NOI $23,988 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$523.8K
$458.4K – $611.2K
NOI $36,669 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 70114, LA
23,127
Population
11,860
Households
2
Avg Household Size
38
Median Age
26%
College-Educated
86%
High-School Grad
5.1 sq mi
ZIP Area
4,535
Density / Sq Mi
$41,435
Median Household Income
$31,743
Median Earnings
$1,113
Median Rent
$194,100
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 - Tenant-occupied duplex with private entrances, off-street parking, separate storage, and shared outdoor space near the Algiers Ferry.
Where is this duplex located?
The property is located at 326 28 SEGUIN Street New New Orleans, 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‑bedroom, one‑bath units with approximately 1,030 square feet per residence; Approximately 2,061 living square feet across the duplex; Private entrances, dedicated off‑street parking, and separate laundry/storage for each unit
