Brick Ranch Duplex with Central
For Sale
$325,000
Pending
4428 W METAIRIE Avenue, Metairie, LA 70001
Multi-Family, Ranch, Metairie, LA
Property Size1,787 SF
Lot Size0.12 Acres
Days on Market108
Property Features for 4428 W METAIRIE Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Exterior features
Fence, Window Screens
Fencing
Fenced
Lot features
Corner, Regular
Standard status
Pending
APN
0820027470
Size
1,787 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Description
LOT 1A SQ 43 SEC B BRIDGEDALE 9349947 9353485 9353486 9412815
Legal Description
LOT 1A SQ 43 SEC B BRIDGEDALE 9349947 9353485 9353486 9412815
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
laundry area
separate yard space
Building Details
Year built
1973
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Mary Danna · License #995689808
(504) 517-6533
Added: May 7
Changed: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# 2555993
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 brick ranch duplex offers flexible use for an owner-occupant or an investor, with two distinct living areas in one building. Each unit has its own driveway and separate yard space, supporting privacy and convenience. Interiors have been freshly painted, and both sides feature tile flooring throughout with no carpet. Each unit also includes its own laundry area and separate meters for electric and gas.
Comfort is handled by central heating and central air. Exterior improvements include fencing and window screens, and the property has off-street parking with driveways. The home is served by public water and has a shingle roof.
Built in 1973, the property sits on a 0.1159-acre lot and has 1,787 square feet of building area.
Comfort is handled by central heating and central air. Exterior improvements include fencing and window screens, and the property has off-street parking with driveways. The home is served by public water and has a shingle roof.
Built in 1973, the property sits on a 0.1159-acre lot and has 1,787 square feet of building area.
Key Highlights
- Separate driveway and yard space for each unit
- Tile flooring throughout in both units with no carpet
- Each unit has its own laundry area and separate electric and gas meters
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
$19,109
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
5.88%
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%
$382,180
$382.2K
Cap Rate 7%
$272,986
$273.0K
Cap Rate 9%
$212,322
$212.3K
Market Conditions
NOI Build-Up for 1,787 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
$28.9K $16.20/SF
− Vacancy
−$1.7K −$0.92/SF
EGI
$27.3K $15.28/SF
− OpEx
−$8.2K −$4.58/SF
NOI
$19.1K $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%
$382,180
Cap Rate 7%
$272,986
Cap Rate 9%
$212,322
Alternative Uses
Best Use
Multifamily LT 5
$273.0K
$238.9K – $318.5K
NOI $19,109 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$237.6K
$207.9K – $277.2K
NOI $16,630 @ 7.0% cap · market cap 5.12%
Theoretical Best
Office A
$418.5K
$366.2K – $488.2K
NOI $29,293 @ 7.0% cap · market cap 9.01%
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
641
Businesses Nearby
Explore this area
Business Placement
Demographics for 70001, LA
40,068
Population
19,103
Households
2.1
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
6.5 sq mi
ZIP Area
6,164
Density / Sq Mi
$70,187
Median Household Income
$43,662
Median Earnings
$1,145
Median Rent
$313,300
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 - Ranch brick duplex with separate driveways and yards, central HVAC, and no-carpet tile flooring in both units.
Where is this duplex located?
The property is located at 4428 W METAIRIE Avenue Metairie, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Separate driveway and yard space for each unit; Tile flooring throughout in both units with no carpet; Each unit has its own laundry area and separate electric and gas meters
