Renovated Three-Level
For Sale
$369,000
596 River Rd, Westwego, LA 70094
Fully renovated duplex with garages, en-suite bedrooms, and upper-level river views near Historic Downtown Westwego.
Property Size2,900 SF
Price / SF$127.24
Days on Market42
Property Features for 596 River Rd
General Information
Standard status
Active
Size
2,900 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/2.5BA
Multifamily Units
2
Building Details
Year Built
1984
Buildings
1
Stories
3
Construction
metal
Tenancy
Multi
Listing Agency:
NOLA Living Realty
(504) 289-3346
Listed By:
Pauline Nguyen · License #995699473
Source:
Dominionplace
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 25 at 4:25AM
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 NOLA Living Realty
Investment Insights
Based on property information with market context.
Built in 1984 and fully renovated, this metal-constructed duplex contains approximately 2,900 square feet across two three-level townhome-style units. Each side includes two bedrooms, 2.5 bathrooms, a private garage, and an upper-level living area with river views. The second level places both bedrooms in en-suite configurations, while the top floor is dedicated to the primary living space.
The property sits directly across from the levee and is within walking distance of Historic Downtown Westwego, local shops, dining, and community events. Both units are currently leased, providing an operating income component for an owner or investor. An adjacent lot is also available for purchase with the property, subject to the stated transaction terms.
The property sits directly across from the levee and is within walking distance of Historic Downtown Westwego, local shops, dining, and community events. Both units are currently leased, providing an operating income component for an owner or investor. An adjacent lot is also available for purchase with the property, subject to the stated transaction terms.
Key Highlights
- Two‑unit duplex with approximately 2,900 square feet
- Each unit has 2 bedrooms and 2.5 bathrooms
- Three‑level layout with private garage for each side
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
$31,825
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
8.62%
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%
$636,500
$636.5K
Cap Rate 7%
$454,643
$454.6K
Cap Rate 9%
$353,611
$353.6K
Market Conditions
NOI Build-Up for 2,900 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
$49.8K $17.16/SF
− Vacancy
−$4.3K −$1.48/SF
EGI
$45.5K $15.68/SF
− OpEx
−$13.6K −$4.70/SF
NOI
$31.8K $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%
$636,500
Cap Rate 7%
$454,643
Cap Rate 9%
$353,611
Alternative Uses
Best Use
Multifamily LT 5
$454.6K
$397.8K – $530.4K
NOI $31,825 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$425.0K
$371.9K – $495.9K
NOI $29,751 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$765.1K
$669.5K – $892.6K
NOI $53,557 @ 7.0% cap · market cap 14.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
197
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 - Fully renovated duplex with garages, en-suite bedrooms, and upper-level river views near Historic Downtown Westwego.
Where is this duplex located?
The property is located at 596 River Rd Westwego, LA.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 2,900 square feet; Each unit has 2 bedrooms and 2.5 bathrooms; Three‑level layout with private garage for each side
