Camelback Duplex With Yard
For Sale
$264,900
3902 LOUISIANA AVENUE Parkway, New Orleans, LA 70125
Multi-Family, Camelback, New Orleans, LA
Property Size2,010 SF
Price / SF$131.79
Days on Market333
Property Features for 3902 LOUISIANA AVENUE Parkway
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
614361303
Size
2,010 SF
Taxes and HOA fees
Tax Description
SQ G Lot B C 60/77/74
Legal Description
SQ G Lot B C 60/77/74
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2010
Floors in Building
2
Number of units
2
Architectural style
Other
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
Stephen Leaumont
(504) 908-7653
Added: Sep 25, 2025
Changed: Aug 19
Last Checked: Aug 23 at 5:06PM
MLS# 2523675
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This shotgun camelback style duplex provides two residential units with an open living room and kitchen on each side. Each unit also includes a laundry room, a downstairs bathroom, and one bedroom with outside yard access. Upstairs, each side has two additional bedrooms and one full bath, for a total of three bedrooms and two full baths per unit.
The property is located at 3902 Louisiana Avenue Parkway in New Orleans, in the East Broadmoor area near S Board and Washington.
The layout is straightforward for tenants seeking separate living areas within a duplex configuration, with in-unit laundry and dedicated bath access arranged across both levels. The downstairs bedroom’s outside yard access may also appeal to renters who prefer direct exterior connectivity as part of their daily routine.
The property is located at 3902 Louisiana Avenue Parkway in New Orleans, in the East Broadmoor area near S Board and Washington.
The layout is straightforward for tenants seeking separate living areas within a duplex configuration, with in-unit laundry and dedicated bath access arranged across both levels. The downstairs bedroom’s outside yard access may also appeal to renters who prefer direct exterior connectivity as part of their daily routine.
Key Highlights
- Duplex in the East Broadmoor area featuring a shotgun camelback style layout
- Built in 2010 and served by public water
- Includes a living room and kitchen, plus 3 bedrooms and 2 full baths
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
$23,394
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
8.83%
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%
$467,880
$467.9K
Cap Rate 7%
$334,200
$334.2K
Cap Rate 9%
$259,933
$259.9K
Market Conditions
NOI Build-Up for 2,010 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
$46.8K $23.28/SF
− Vacancy
−$4.3K −$2.12/SF
EGI
$42.5K $21.16/SF
− OpEx
−$19.1K −$9.52/SF
NOI
$23.4K $11.64/SF
Area
New Orleans, LA
Vacancy
9.10%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$467,880
Cap Rate 7%
$334,200
Cap Rate 9%
$259,933
Alternative Uses
Best Use
Multifamily LT 5
$363.6K
$318.2K – $424.2K
NOI $25,452 @ 7.0% cap · market cap 9.61%
Second Best
Apartment 5plus
$334.2K
$292.4K – $389.9K
NOI $23,394 @ 7.0% cap · market cap 8.83%
Theoretical Best
Office A
$510.9K
$447.0K – $596.0K
NOI $35,761 @ 7.0% cap · market cap 13.50%
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
1,063
Businesses Nearby
Explore this area
Business Placement
Demographics for 70125, LA
17,457
Population
7,972
Households
2.2
Avg Household Size
33
Median Age
46%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
7,590
Density / Sq Mi
$58,956
Median Household Income
$39,623
Median Earnings
$1,292
Median Rent
$428,600
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 - Shotgun camelback duplex with per-side living spaces, laundry, two full baths, and downstairs bedroom yard access.
Where is this duplex located?
The property is located at 3902 LOUISIANA AVENUE Parkway New Orleans, LA.
What is the asking price?
The asking price for this property is $264,900.
What are key features of this property?
This property features: Duplex in the East Broadmoor area featuring a shotgun camelback style layout; Built in 2010 and served by public water; Includes a living room and kitchen, plus 3 bedrooms and 2 full baths
