Duplex with Fenced
For Sale
$249,900
3625 27 Shangri La Drive, Chalmette, LA 70043
Two residences offer separate layouts, updated roofing, and flexible occupancy for an investor or owner-occupant.
Property Size2,045 SF
Days on Market15
Property Features for 3625 27 Shangri La Drive
General Information
Standard status
Active
Size
2,045 SF
Elevators
No
Property subtype
Multi Family Home
Site & Location
Highway Access
No
Road Access
Yes
Public Transit
No
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Furnished
No
Opportunity Zone
No
Sprinkler System
No
Building Details
Building Size
2,045 SF
Year Built
1982
Year Renovated
2025
Buildings
1
Stories
1
Tenancy
Multi
Abandoned
No
Listing Agency:
1 Percent Lists Legacy
(985) 265-2046
Listed By:
Trey Miley · License #995709617
(985) 265-2046
Source:
Nolalivingrealty
Added: Jul 28
Changed: Aug 10
Last Checked: Aug 10 at 11:18AM
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 1 Percent Lists Legacy
Investment Insights
Based on property information with market context.
This duplex contains two separate residences: one with 3 bedrooms and 1 bath, and another with 2 bedrooms and 1 bath. Both units include tile flooring through the main living areas, practical kitchen cabinetry, and usable workspace. One residence is leased, while the adjoining unit is vacant for a future tenant or occupant.
Exterior features include off-street parking and a large fenced backyard. The roof was replaced in February 2025, and the property was built in 1982. Located at 3625–27 Shangri La Drive in Chalmette, the layout supports separate living arrangements within one multifamily property.
Exterior features include off-street parking and a large fenced backyard. The roof was replaced in February 2025, and the property was built in 1982. Located at 3625–27 Shangri La Drive in Chalmette, the layout supports separate living arrangements within one multifamily property.
Key Highlights
- Two‑unit duplex at 3625–27 Shangri La Drive, Chalmette, LA 70043
- Unit mix includes 3‑bedroom, 1‑bath and 2‑bedroom, 1‑bath residences
- One unit is leased; the adjoining unit is vacant
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
$22,442
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
8.98%
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%
$448,840
$448.8K
Cap Rate 7%
$320,600
$320.6K
Cap Rate 9%
$249,356
$249.4K
Market Conditions
NOI Build-Up for 2,045 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
$35.1K $17.16/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$32.1K $15.68/SF
− OpEx
−$9.6K −$4.70/SF
NOI
$22.4K $10.97/SF
Area
St. Bernard 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%
$448,840
Cap Rate 7%
$320,600
Cap Rate 9%
$249,356
Alternative Uses
Best Use
Multifamily LT 5
$320.6K
$280.5K – $374.0K
NOI $22,442 @ 7.0% cap · market cap 8.98%
Second Best
Apartment 5plus
$299.7K
$262.3K – $349.7K
NOI $20,980 @ 7.0% cap · market cap 8.40%
Theoretical Best
Office A
$539.5K
$472.1K – $629.5K
NOI $37,767 @ 7.0% cap · market cap 15.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
427
Businesses Nearby
Explore this area
Business Placement
Demographics for 70043, LA
21,596
Population
8,782
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
83%
High-School Grad
9.1 sq mi
ZIP Area
2,373
Density / Sq Mi
$57,065
Median Household Income
$37,969
Median Earnings
$1,091
Median Rent
$203,800
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 residences offer separate layouts, updated roofing, and flexible occupancy for an investor or owner-occupant.
Where is this duplex located?
The property is located at 3625 27 Shangri La Drive Chalmette, LA.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit duplex at 3625–27 Shangri La Drive, Chalmette, LA 70043; Unit mix includes 3‑bedroom, 1‑bath and 2‑bedroom, 1‑bath residences; One unit is leased; the adjoining unit is vacant
