Duplex with Detached
For Sale
$259,000
3915 Louisiana Ave Pkwy, New Orleans, LA 70125
Separate upper and lower living areas are complemented by a garage and an additional utility-served building.
Property Size1,705 SF
Price / SF$151.91
Days on Market46
Property Features for 3915 Louisiana Ave Pkwy
General Information
Standard status
Active
Size
1,705 SF
Property subtype
Investment
Zoning
HU-RD2
Property Condition
Severity
Major Repairs Needed
Evidence
in need of significant renovation
Additional Details
Utilities to Site
Yes
Amenities
Power
Water
Sewer
Natural Gas
Building Details
Year Built
1911
Listing Agency:
Ricci Real Estate
Listed By:
Shelley Lawrence · License #000028441
(504) 866-7000
Source:
Lacdb.resimplifi
Added: Jul 21
Changed: Aug 29
Last Checked: Sep 2 at 1:28PM
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 Ricci Real Estate
Investment Insights
Based on property information with market context.
Built in 1911, this 1,705-square-foot duplex includes two distinct residential areas. The main level has 2 bedrooms and 2 bathrooms, while the lower level provides a separate 1-bedroom, 1-bath apartment. The property requires significant renovation and offers a configuration that can accommodate separate household spaces.
Two detached structures extend the improvements beyond the main residence. One is a garage, and the other has power and water service. The property also includes 2 electric and gas meters, adding flexibility to the existing layout. Located in Broadmoor at 3915 Louisiana Avenue Pkwy, the property presents a substantial renovation project with multiple existing improvements.
Two detached structures extend the improvements beyond the main residence. One is a garage, and the other has power and water service. The property also includes 2 electric and gas meters, adding flexibility to the existing layout. Located in Broadmoor at 3915 Louisiana Avenue Pkwy, the property presents a substantial renovation project with multiple existing improvements.
Key Highlights
- 1,705‑square‑foot duplex built in 1911
- Main level includes 2 bedrooms and 2 bathrooms
- Separate lower‑level apartment with 1 bedroom and 1 bath
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
$21,590
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
8.34%
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%
$431,800
$431.8K
Cap Rate 7%
$308,429
$308.4K
Cap Rate 9%
$239,889
$239.9K
Market Conditions
NOI Build-Up for 1,705 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
$33.8K $19.80/SF
− Vacancy
−$2.9K −$1.71/SF
EGI
$30.8K $18.09/SF
− OpEx
−$9.3K −$5.43/SF
NOI
$21.6K $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%
$431,800
Cap Rate 7%
$308,429
Cap Rate 9%
$239,889
Alternative Uses
Best Use
Multifamily LT 5
$308.4K
$269.9K – $359.8K
NOI $21,590 @ 7.0% cap · market cap 8.34%
Second Best
Apartment 5plus
$283.5K
$248.1K – $330.7K
NOI $19,844 @ 7.0% cap · market cap 7.66%
Theoretical Best
Office A
$433.4K
$379.2K – $505.6K
NOI $30,335 @ 7.0% cap · market cap 11.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
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 - Separate upper and lower living areas are complemented by a garage and an additional utility-served building.
Where is this duplex located?
The property is located at 3915 Louisiana Ave Pkwy New Orleans, LA.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: 1,705‑square‑foot duplex built in 1911; Main level includes 2 bedrooms and 2 bathrooms; Separate lower‑level apartment with 1 bedroom and 1 bath
