Duplex with Unfinished Expansion
For Sale
$585,000
330 Dahlia St, Metairie, LA 70005
Two residential units offer separate kitchens, bathrooms, and dedicated laundry areas.
Property Size2,122 SF
Price / SF$275.68
Days on Market50
Property Features for 330 Dahlia St
General Information
Standard status
Active
Size
2,122 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
enclosed patio
in-unit laundry
garage
Building Details
Year Built
1923
Listing Agency:
Nola Living Realty
(504) 606-0466
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Jul 14
Changed: Aug 31
Last Checked: Aug 31 at 3:02PM
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 Nola Living Realty
Investment Insights
Based on property information with market context.
Built in 1923, this duplex contains two residential units with distinct living areas and kitchens. The upper residence features wood flooring, a large living room with floor-to-ceiling doors, a flexible bonus room, a gas range, granite countertops, an eat-in counter, an enclosed patio, a walk-in closet, and a bathroom with dual vanities. The lower residence includes a living area, kitchen with bistro seating, one bedroom, a private bathroom, and dedicated in-unit laundry.
The ground level adds approximately 454 square feet of unfinished storage and garage space. The property is near Metairie Road, downtown New Orleans, major hospitals, and universities, with dining, shopping, and entertainment within walking distance along Metairie Road. Total property size is 2,122 square feet.
The ground level adds approximately 454 square feet of unfinished storage and garage space. The property is near Metairie Road, downtown New Orleans, major hospitals, and universities, with dining, shopping, and entertainment within walking distance along Metairie Road. Total property size is 2,122 square feet.
Key Highlights
- Two‑unit duplex with 2,122 square feet of total property area
- Upper unit includes wood flooring, a gas range, granite countertops, and an enclosed patio
- Lower unit has 1 bedroom, a private bathroom, and dedicated in‑unit laundry
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
$22,692
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
3.88%
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%
$453,840
$453.8K
Cap Rate 7%
$324,171
$324.2K
Cap Rate 9%
$252,133
$252.1K
Market Conditions
NOI Build-Up for 2,122 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
$34.4K $16.20/SF
− Vacancy
−$2.0K −$0.92/SF
EGI
$32.4K $15.28/SF
− OpEx
−$9.7K −$4.58/SF
NOI
$22.7K $10.69/SF
Area
Metairie, LA
Vacancy
5.70%
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%
$453,840
Cap Rate 7%
$324,171
Cap Rate 9%
$252,133
Alternative Uses
Best Use
Multifamily LT 5
$324.2K
$283.7K – $378.2K
NOI $22,692 @ 7.0% cap · market cap 3.88%
Second Best
Apartment 5plus
$282.1K
$246.8K – $329.1K
NOI $19,747 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$496.9K
$434.8K – $579.7K
NOI $34,784 @ 7.0% cap · market cap 5.95%
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
724
Businesses Nearby
Explore this area
Business Placement
Demographics for 70005, LA
25,431
Population
12,447
Households
2
Avg Household Size
45
Median Age
50%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
6,055
Density / Sq Mi
$86,048
Median Household Income
$53,258
Median Earnings
$1,160
Median Rent
$381,000
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 residential units offer separate kitchens, bathrooms, and dedicated laundry areas.
Where is this duplex located?
The property is located at 330 Dahlia St Metairie, LA.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,122 square feet of total property area; Upper unit includes wood flooring, a gas range, granite countertops, and an enclosed patio; Lower unit has 1 bedroom, a private bathroom, and dedicated in‑unit laundry
