Renovated Duplex with
New
For Sale
$269,900
616 LEBEAU Street, Arabi, LA 70032
Multi-Family, Traditional, Arabi, LA
Property Size2,055 SF
Lot Size0.14 Acres
Price / SF$131.34
Days on Market2
Property Features for 616 LEBEAU Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway
Lot features
Regular
Standard status
Active
APN
201000500003
Size
2,055 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
LOT 3 SQ. 5 GREEN ACRES SUB 50X120=6000
Legal Description
LOT 3 SQ. 5 GREEN ACRES SUB 50X120=6000
Utilities
Cooling system
Window Unit(s)
Water source
Public
Amenities
yard
gazebo
Building Details
Year built
1961
Floors in Building
2
Number of units
3
Roof type
Shingle
Architectural style
Other
Listing Agency:
Amanda Miller Realty, LLC
(504) 302-4610
Listed By:
Amanda Miller · License #995687438
(504) 250-0059
Added: Sep 11
Last Checked: Sep 12 at 2:06AM
MLS# 2576833
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 renovated duplex contains 2,055 square feet and was built in 1961. Both units feature light wood-tone flooring and white-painted interiors. Unit A includes a kitchen with white cabinetry and countertops, plus a bathroom with a claw-foot soaking tub, mosaic flooring, and subway-tile walls. The property also offers a shingle roof, window-unit cooling, public water, and driveway parking.
Outdoor features include a large yard and backyard gazebo. The property is located at 616 Lebeau Street in Arabi, Louisiana 70032, within Flood Zone X. The owner pays utilities, which are included in the rental amounts.
Outdoor features include a large yard and backyard gazebo. The property is located at 616 Lebeau Street in Arabi, Louisiana 70032, within Flood Zone X. The owner pays utilities, which are included in the rental amounts.
Key Highlights
- Renovated duplex with 2,055 square feet
- Unit A features white cabinetry, mosaic flooring, subway tile, and a claw‑foot soaking tub
- Large yard with backyard gazebo
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
8.36%
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 8.36%
Second Best
Apartment 5plus
$301.2K
$263.5K – $351.4K
NOI $21,082 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$542.2K
$474.4K – $632.5K
NOI $37,952 @ 7.0% cap · market cap 14.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 updated interiors, a large yard, driveway parking, and owner-paid utilities included in rents.
Where is this duplex located?
The property is located at 616 LEBEAU Street Arabi, LA.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Renovated duplex with 2,055 square feet; Unit A features white cabinetry, mosaic flooring, subway tile, and a claw‑foot soaking tub; Large yard with backyard gazebo
