Ranch-Style Duplex with Separate
New
For Sale
$295,500
4528-30 LIGUSTRUM Street, Metairie, LA 70001
Multi-Family, Ranch, Metairie, LA
Property Size2,582 SF
Lot Size0.14 Acres
Price / SF$114.45
Days on Market3
Property Features for 4528-30 LIGUSTRUM Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street
Patio and Porch features
Porch
Exterior features
Porch
Lot features
Regular
Subdivision
Bridgedale
Standard status
Active
APN
0820009874
Size
2,582 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
LOT 5 SQ 36 SEC B BRIDGEDALE
Legal Description
LOT 5 SQ 36 SEC B BRIDGEDALE
Utilities
Heating system
Central
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Year built
1965
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
Kristian Lindstrom · License #995687666
(504) 575-5123
Added: Sep 25
Changed: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# 2578731
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 2,582-square-foot ranch-style duplex was built in 1965 and sits on a 0.1377-acre lot. The property includes a rear rental unit with separate gas and electric meters, along with a porch and off-street parking. Heating is central; cooling includes central air and a window unit. The rear unit’s shingle roof is listed as replaced in 9/2026.
The property is in Metairie, with access to I-10, shopping, and Airline Drive. Public water serves the site.
The property is in Metairie, with access to I-10, shopping, and Airline Drive. Public water serves the site.
Key Highlights
- 2,582 square feet on a 0.1377‑acre lot
- Rear unit has separate gas and electric meters
- Ranch‑style property built in 1965
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
$24,028
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
8.13%
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%
$480,560
$480.6K
Cap Rate 7%
$343,257
$343.3K
Cap Rate 9%
$266,978
$267.0K
Market Conditions
NOI Build-Up for 2,582 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
$46.5K $18.00/SF
− Vacancy
−$2.8K −$1.08/SF
EGI
$43.7K $16.92/SF
− OpEx
−$19.7K −$7.61/SF
NOI
$24.0K $9.31/SF
Area
Metairie, LA
Vacancy
6.00%
Lease Rate
$18.00 /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%
$480,560
Cap Rate 7%
$343,257
Cap Rate 9%
$266,978
Alternative Uses
Best Use
Multifamily LT 5
$394.4K
$345.1K – $460.2K
NOI $27,611 @ 7.0% cap · market cap 9.34%
Second Best
Apartment 5plus
$343.3K
$300.4K – $400.5K
NOI $24,028 @ 7.0% cap · market cap 8.13%
Theoretical Best
Office A
$604.6K
$529.1K – $705.4K
NOI $42,325 @ 7.0% cap · market cap 14.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
624
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - The rear unit has its own gas and electric meters, supporting independent utility service.
Where is this duplex located?
The property is located at 4528-30 LIGUSTRUM Street Metairie, LA.
What is the asking price?
The asking price for this property is $295,500.
What are key features of this property?
This property features: 2,582 square feet on a 0.1377‑acre lot; Rear unit has separate gas and electric meters; Ranch‑style property built in 1965
