Duplex with Off-Street
For Sale
$417,000
5936 Louisville St, New Orleans, LA 70124
Two-unit property with private outdoor areas, a low-maintenance yard, and convenient access to neighborhood amenities.
Property Size1,520 SF
Price / SF$274.34
Days on Market8
Property Features for 5936 Louisville St
General Information
Standard status
Active
Size
1,520 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
Bennette Dukes Realty LLC
(504) 321-1014
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 20
Changed: Sep 26
Last Checked: Sep 26 at 7:14AM
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 Bennette Dukes Realty LLC
Investment Insights
Based on property information with market context.
Built in 1960, this 1,520-square-foot duplex offers two residential units with classic cottage-style character. The property includes off-street parking, a low-maintenance yard, and private outdoor areas that expand usable space beyond the interiors. Its configuration supports owner occupancy with a separate rental unit or continued use as a fully leased property, as supported by the existing two-unit layout.
The property is located at 5936 Louisville St in New Orleans’ Lakeview area, near Harrison Avenue’s restaurants, cafes, boutique shops, and grocery stores. City Park, local playgrounds, walking and biking paths, area schools, Lake Pontchartrain, and Lakeshore Drive are also nearby. The property is available for purchase as part of a package with MLS#2577490.
The property is located at 5936 Louisville St in New Orleans’ Lakeview area, near Harrison Avenue’s restaurants, cafes, boutique shops, and grocery stores. City Park, local playgrounds, walking and biking paths, area schools, Lake Pontchartrain, and Lakeshore Drive are also nearby. The property is available for purchase as part of a package with MLS#2577490.
Key Highlights
- Two‑unit duplex totaling 1,520 square feet
- Built in 1960
- Off‑street parking included
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
$19,247
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
4.62%
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%
$384,940
$384.9K
Cap Rate 7%
$274,957
$275.0K
Cap Rate 9%
$213,856
$213.9K
Market Conditions
NOI Build-Up for 1,520 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
$30.1K $19.80/SF
− Vacancy
−$2.6K −$1.71/SF
EGI
$27.5K $18.09/SF
− OpEx
−$8.2K −$5.43/SF
NOI
$19.2K $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%
$384,940
Cap Rate 7%
$274,957
Cap Rate 9%
$213,856
Alternative Uses
Best Use
Multifamily LT 5
$275.0K
$240.6K – $320.8K
NOI $19,247 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$252.7K
$221.1K – $294.9K
NOI $17,691 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$386.3K
$338.0K – $450.7K
NOI $27,043 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Explore this area
Business Placement
Demographics for 70124, LA
22,777
Population
8,919
Households
2.6
Avg Household Size
37
Median Age
70%
College-Educated
98%
High-School Grad
6.7 sq mi
ZIP Area
3,400
Density / Sq Mi
$121,318
Median Household Income
$66,323
Median Earnings
$1,752
Median Rent
$577,800
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with private outdoor areas, a low-maintenance yard, and convenient access to neighborhood amenities.
Where is this duplex located?
The property is located at 5936 Louisville St New Orleans, LA.
What is the asking price?
The asking price for this property is $417,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,520 square feet; Built in 1960; Off‑street parking included
