Duplex with New
For Sale
$249,900
3625 27 Shangri La Dr, Chalmette, LA 70043
Two separate residences offer flexible occupancy with tile flooring and a fenced backyard.
Property Size2,045 SF
Price / SF$122.20
Days on Market43
Property Features for 3625 27 Shangri La Dr
General Information
Standard status
Active
Size
2,045 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
large fenced backyard
Building Details
Year Built
1982
Tenancy
Single
Listing Agency:
At Home Realty Group
(504) 352-6063
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Jul 30
Changed: Sep 9
Last Checked: Sep 9 at 8:04AM
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 At Home Realty Group
Investment Insights
Based on property information with market context.
Built in 1982, this 2,045-square-foot duplex contains two separate residences: one with three bedrooms and one bathroom, and the other with two bedrooms and one bathroom. Both units include functional living areas, tile flooring throughout the main spaces, and kitchens with ample cabinetry and workspace. One residence is leased, while the adjoining unit is vacant for a new tenant or owner occupancy.
The property includes off-street parking and a large fenced backyard. A new roof was installed in February 2025. Located at 3625 27 Shangri La Dr in Chalmette, the layout supports separate household use within a single multifamily property.
The property includes off-street parking and a large fenced backyard. A new roof was installed in February 2025. Located at 3625 27 Shangri La Dr in Chalmette, the layout supports separate household use within a single multifamily property.
Key Highlights
- 2,045‑square‑foot duplex built in 1982
- Two units: 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
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer flexible occupancy with tile flooring and a fenced backyard.
Where is this duplex located?
The property is located at 3625 27 Shangri La Dr 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: 2,045‑square‑foot duplex built in 1982; Two units: 3‑bedroom/1‑bath and 2‑bedroom/1‑bath residences; One unit is leased; the adjoining unit is vacant
