Renovated Duplex with
For Sale
$279,900
616 Lebeau St, Arabi, LA 70032
Two-unit property with updated interiors, a fenced? backyard gazebo, and owner-paid utilities included in rental amounts.
Property Size2,055 SF
Price / SF$136.20
Days on Market37
Property Features for 616 Lebeau St
General Information
Standard status
Active
Size
2,055 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
yard
gazebo
Building Details
Year Built
1961
Buildings
1
Listing Agency:
Amanda Miller Realty, LLC
(504) 250-0059
Listed By:
Amanda Miller · License #995687438
Source:
Fiorellaavenue
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 29 at 8:08PM
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 Amanda Miller Realty, LLC
Investment Insights
Based on property information with market context.
This 2,055-square-foot duplex, built in 1961, has renovated interiors with light wood-colored flooring and white paint throughout both units. Unit A features a kitchen with white cabinetry and countertops, plus a bathroom finished with mosaic flooring, subway tile walls, and a claw-foot soaking tub. The property also includes a large backyard with a gazebo.
Located at 616 Lebeau St in Arabi, Louisiana, the duplex is in Flood Zone X. The owner pays utilities, and those costs are included in the rental amounts. The two-unit configuration supports continued rental use or owner occupancy, as described for the property.
Located at 616 Lebeau St in Arabi, Louisiana, the duplex is in Flood Zone X. The owner pays utilities, and those costs are included in the rental amounts. The two-unit configuration supports continued rental use or owner occupancy, as described for the property.
Key Highlights
- 2,055‑square‑foot duplex built in 1961
- Renovated interiors with light wood‑colored flooring and white paint in both units
- Unit A includes a kitchen with white cabinets and counters
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
$22,552
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
8.06%
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%
$451,040
$451.0K
Cap Rate 7%
$322,171
$322.2K
Cap Rate 9%
$250,578
$250.6K
Market Conditions
NOI Build-Up for 2,055 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
$35.3K $17.16/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$32.2K $15.68/SF
− OpEx
−$9.7K −$4.70/SF
NOI
$22.6K $10.97/SF
Area
St. Bernard 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%
$451,040
Cap Rate 7%
$322,171
Cap Rate 9%
$250,578
Alternative Uses
Best Use
Multifamily LT 5
$322.2K
$281.9K – $375.9K
NOI $22,552 @ 7.0% cap · market cap 8.06%
Second Best
Apartment 5plus
$301.2K
$263.5K – $351.4K
NOI $21,082 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$542.2K
$474.4K – $632.5K
NOI $37,952 @ 7.0% cap · market cap 13.56%
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
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 70032, LA
4,533
Population
2,160
Households
2.1
Avg Household Size
39
Median Age
23%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
2,267
Density / Sq Mi
$52,500
Median Household Income
$45,463
Median Earnings
$998
Median Rent
$212,400
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with updated interiors, a fenced? backyard gazebo, and owner-paid utilities included in rental amounts.
Where is this duplex located?
The property is located at 616 Lebeau St Arabi, LA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 2,055‑square‑foot duplex built in 1961; Renovated interiors with light wood‑colored flooring and white paint in both units; Unit A includes a kitchen with white cabinets and counters
