Cottage-Style Duplex with
For Sale
$417,000
5936 LOUISVILLE Street, New Orleans, LA 70124
Multi-Family, Traditional, New Orleans, LA
Property Size1,520 SF
Lot Size0.10 Acres
Price / SF$274.34
Days on Market10
Property Features for 5936 LOUISVILLE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway, Off Street
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
Lakeview
Standard status
Active
APN
206310718
Size
1,520 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
SQ 339 LOT B1 LOUISVILLE ST 34.15X129
Legal Description
SQ 339 LOT B1 LOUISVILLE ST 34.15X129
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
low-maintenance yard space
private outdoor areas
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
Susan Tiblier · License #000005548
(504) 259-0954
Added: Sep 18
Changed: Sep 23
Last Checked: Sep 27 at 1:06PM
MLS# 2576830
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 1,520-square-foot duplex, built in 1960, combines a cottage-style exterior with practical features for owner occupancy or rental use. The property includes a porch, fenced yard space, driveway parking, and additional off-street parking. Central heating and central air conditioning serve the residence, while a shingle roof and public water support the existing improvements.
Located in New Orleans’ Lakeview area, the property is near Harrison Avenue’s restaurants, cafes, shops, and grocery stores. City Park, playgrounds, and walking and biking paths are also nearby, with Lake Pontchartrain and Lakeshore Drive providing additional access to waterfront recreation. The property includes 0.1011 acres of land and is identified by postal code 70124.
Located in New Orleans’ Lakeview area, the property is near Harrison Avenue’s restaurants, cafes, shops, and grocery stores. City Park, playgrounds, and walking and biking paths are also nearby, with Lake Pontchartrain and Lakeshore Drive providing additional access to waterfront recreation. The property includes 0.1011 acres of land and is identified by postal code 70124.
Key Highlights
- 1,520‑square‑foot duplex on 0.1011 acres
- Built in 1960 with cottage‑style exterior and porch
- Central heating and central air conditioning
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
774
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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Cap Rate, Value Estimation, Potential NOI and more
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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 off-street parking, fenced outdoor space, and convenient access to neighborhood shopping, dining, and recreation.
Where is this duplex located?
The property is located at 5936 LOUISVILLE Street 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: 1,520‑square‑foot duplex on 0.1011 acres; Built in 1960 with cottage‑style exterior and porch; Central heating and central air conditioning
