Raised Duplex with Cottage
New
For Sale
$190,000
530-530 1/2 AVENUE D, Westwego, LA 70094
Multi-Family, Creole Cottage, Westwego, LA
Property Size1,572 SF
Lot Size0.09 Acres
Price / SF$120.87
Days on Market3
Property Features for 530-530 1/2 AVENUE D
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street
Exterior features
Fence
Fencing
Fenced
Subdivision
Whitehouse
Lot features
Regular
Standard status
Active
APN
0440000092
Size
1,572 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Description
LOT 31 SQ 46 WHITEHOUSE
Legal Description
LOT 31 SQ 46 WHITEHOUSE
Utilities
Heating system
Central
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Year built
1930
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Cottage
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
Fadra Ussery · License #995700791
(504) 251-7863
Added: Aug 20
Last Checked: Aug 22 at 9:06AM
MLS# 2572774
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 raised duplex contains two separate living units with approximately 1,572 square feet of combined living area. The front residence includes 2 bedrooms and 2 full bathrooms, while the rear residence at 530 1/2 Avenue D includes 1 bedroom and 1 full bathroom. The cottage-style property was built in 1930 and is offered in average condition.
Set on 0.0918 acres in Westwego, the property includes a fenced yard, off-street parking, public water service, and a shingle roof. Heating is provided by a central system, with cooling through central air and window units. The layout supports separate residential spaces within one raised structure.
Set on 0.0918 acres in Westwego, the property includes a fenced yard, off-street parking, public water service, and a shingle roof. Heating is provided by a central system, with cooling through central air and window units. The layout supports separate residential spaces within one raised structure.
Key Highlights
- Raised duplex with approximately 1,572 square feet of combined living area
- Front unit offers 2 bedrooms and 2 full bathrooms
- Rear unit at 530 1/2 Avenue D includes 1 bedroom and 1 full bathroom
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
$17,251
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
9.08%
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%
$345,020
$345.0K
Cap Rate 7%
$246,443
$246.4K
Cap Rate 9%
$191,678
$191.7K
Market Conditions
NOI Build-Up for 1,572 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
$27.0K $17.16/SF
− Vacancy
−$2.3K −$1.48/SF
EGI
$24.6K $15.68/SF
− OpEx
−$7.4K −$4.70/SF
NOI
$17.3K $10.97/SF
Area
Jefferson County, LA
Vacancy
8.64%
Lease Rate
$17.16 /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%
$345,020
Cap Rate 7%
$246,443
Cap Rate 9%
$191,678
Alternative Uses
Best Use
Multifamily LT 5
$246.4K
$215.6K – $287.5K
NOI $17,251 @ 7.0% cap · market cap 9.08%
Second Best
Apartment 5plus
$230.4K
$201.6K – $268.8K
NOI $16,127 @ 7.0% cap · market cap 8.49%
Theoretical Best
Office A
$414.7K
$362.9K – $483.9K
NOI $29,032 @ 7.0% cap · market cap 15.28%
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
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 70094, LA
30,638
Population
13,683
Households
2.2
Avg Household Size
40
Median Age
14%
College-Educated
79%
High-School Grad
36.2 sq mi
ZIP Area
846
Density / Sq Mi
$52,657
Median Household Income
$36,079
Median Earnings
$1,172
Median Rent
$154,600
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 - Two separate living units provide three bedrooms and three full bathrooms in a flexible residential income property.
Where is this duplex located?
The property is located at 530-530 1/2 AVENUE D Westwego, LA.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Raised duplex with approximately 1,572 square feet of combined living area; Front unit offers 2 bedrooms and 2 full bathrooms; Rear unit at 530 1/2 Avenue D includes 1 bedroom and 1 full bathroom
