Two-Unit Duplex with New
For Sale
$315,000
4906-08 Burgundy Street, New Orleans, LA 70117
Both units include separate entrances, functional layouts, and natural light.
Property Size1,778 SF
Price / SF$177.17
Days on Market175
Property Features for 4906-08 Burgundy Street
General Information
Standard status
Active
Size
1,778 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
2
Amenities
Central Air
Central
1
2
4
Asphalt
Pillar/Post/Pier
HardiPlank Type
Building Details
Year Built
1960
Listing Agency:
K Company Realty
Listed By:
Lauren Buras · License #995702096
(985) 981-7857
Source:
Compass
Added: Mar 13
Changed: Sep 2
Last Checked: Sep 1 at 11:49PM
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 K Company Realty
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,778 square feet and was built in 1960. The property has a new roof, with one unit featuring updated modern finishes and the second maintained in its existing condition. Each unit has a functional layout, its own entrance, and abundant natural light. Central air and central heating are included, along with HardiPlank-type exterior siding and pier-and-post foundation construction.
Located at 4906-08 Burgundy Street in New Orleans, the property is near the Bywater area and the St. Claude corridor. The configuration supports separate unit access and provides rental income from an existing two-unit layout, with one residence offering an opportunity for future updating.
Located at 4906-08 Burgundy Street in New Orleans, the property is near the Bywater area and the St. Claude corridor. The configuration supports separate unit access and provides rental income from an existing two-unit layout, with one residence offering an opportunity for future updating.
Key Highlights
- Two‑unit duplex with a new roof
- 1,778‑square‑foot property built in 1960
- One unit has updated modern finishes
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
$22,514
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
7.15%
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%
$450,280
$450.3K
Cap Rate 7%
$321,629
$321.6K
Cap Rate 9%
$250,156
$250.2K
Market Conditions
NOI Build-Up for 1,778 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
$35.2K $19.80/SF
− Vacancy
−$3.0K −$1.71/SF
EGI
$32.2K $18.09/SF
− OpEx
−$9.6K −$5.43/SF
NOI
$22.5K $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%
$450,280
Cap Rate 7%
$321,629
Cap Rate 9%
$250,156
Alternative Uses
Best Use
Multifamily LT 5
$321.6K
$281.4K – $375.2K
NOI $22,514 @ 7.0% cap · market cap 7.15%
Second Best
Apartment 5plus
$295.6K
$258.7K – $344.9K
NOI $20,694 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$451.9K
$395.4K – $527.2K
NOI $31,634 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
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 - Both units include separate entrances, functional layouts, and natural light.
Where is this duplex located?
The property is located at 4906-08 Burgundy Street New Orleans, LA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex with a new roof; 1,778‑square‑foot property built in 1960; One unit has updated modern finishes
