Rehabilitated Mixed-Use Duplex
601 EIGHTH Street New Orleans, LA 70115
601 EIGHTH Street, New Orleans, LA, 70115
$1,135,000
For Sale
$1,135,000
MULTI_FAMILY - New Orleans, LA
Property Size3,844 SF
Price / SF$295.27
Days on Market34
Property Features for 601 EIGHTH Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Exterior features
- Balcony, Fence
- Fencing
- Fenced
- Standard status
- Active
- APN
- 601-8THST
- Size
- 3,844 SF
Taxes and HOA fees
- Tax Description
- As Per Title
Utilities
- Heating system
- Central
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 1830
- Floors in Building
- 2
- Number of units
- 2
- Roof type
- Metal
Listing Agency
Berkshire Hathaway HomeServices Preferred, REALTOR
(504) 799-1702
4018 Magazine St., New Orleans, LA
Listed by
Frederick Lemann
(504) 799-1702
Added: Jun 15 Checked: Jul 18 at 2:06 pm
MLS# 2563161
Listing URL
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 rehabilitated corner duplex delivers a ground-up rebuild with new framing, structural beams, and a fortified metal roof, along with all-new plumbing and electrical. The property is designed for ADA accessibility and includes full fire safety compliance. The upper residence features an open floorplan with a sophisticated kitchen, vaulted nickel gap ceilings, and heart pine flooring throughout, plus a deep balcony for outdoor space. The home is configured as a 3-bedroom, 3-bath plan.
Offered for sale as a complete rehabilitation, the building’s origins date back to the 1830s, with historical ties to the former Fabacher Brewing Company stable. The duplex presents as a residence above income-producing first-floor space, with both units currently occupied.
For buyers seeking a fully modernized, mixed residential-and-income configuration, this turnkey property provides a comprehensively rebuilt interior and exterior with contemporary life-safety and accessibility features already incorporated. With occupancy in place, it may suit owner-users or investors looking for a maintained two-unit setup requiring less near-term capital work. Please allow ample notice for showing requests, as both units are occupied.
Offered for sale as a complete rehabilitation, the building’s origins date back to the 1830s, with historical ties to the former Fabacher Brewing Company stable. The duplex presents as a residence above income-producing first-floor space, with both units currently occupied.
For buyers seeking a fully modernized, mixed residential-and-income configuration, this turnkey property provides a comprehensively rebuilt interior and exterior with contemporary life-safety and accessibility features already incorporated. With occupancy in place, it may suit owner-users or investors looking for a maintained two-unit setup requiring less near-term capital work. Please allow ample notice for showing requests, as both units are occupied.
Key Highlights
- Ground‑up rebuild with new framing, structural beams, fortified metal roof, and all‑new plumbing and electrical
- 2nd‑floor luxury residence with 3 bedrooms and 3 baths plus an open floorplan
- Deep balcony and corner location; exterior features include balcony and fenced area
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $51.7k | $13.44 |
| − Vacancy | −$4.5k | −$1.16 |
| EGI | $47.2k | $12.28 |
| − OpEx | −$14.2k | −$3.68 |
| NOI | $33.0k | $8.60 |
3,844 SF · lease $13.44/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$472.0K
$413.0K – $550.7K
NOI $33,040 @ 7.0% cap · market cap 2.91%
Second Best
Apartment 5plus
$418.4K
$366.1K – $488.1K
NOI $29,288 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$1.01M
$887.4K – $1.18M
NOI $70,991 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Ground-up rehabilitation combines ADA-accessible residential living above income-producing first-floor space.
Where is this duplex located?
The property is located at 601 EIGHTH Street New Orleans, LA.
What is the asking price?
The asking price for this property is $1,135,000.
What are key features of this property?
This property features: Ground‑up rebuild with new framing, structural beams, fortified metal roof, and all‑new plumbing and electrical; 2nd‑floor luxury residence with 3 bedrooms and 3 baths plus an open floorplan; Deep balcony and corner location; exterior features include balcony and fenced area
