Building Details

Year Built 1965

Listing Agency: Robert Wolfe Real Estate, Inc.

Listed By: Robert Wolfe · License #000001251 Show Phone

Source: Fiorellaavenue

Added: Sep 9 Changed: Sep 10 Last Checked: Sep 10 at 3:02PM

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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 Robert Wolfe Real Estate, Inc.

Investment Insights

Based on property information with market context.

This four-unit apartment property contains 4,120 square feet and was built in 1965. Each residence offers two bedrooms, one bathroom, an eat-in kitchen, living area, and indoor utility space. One unit also includes an office or study room. The interiors were updated more than one year ago, including flooring, HVAC systems, and the roof. All four units are currently occupied.

Separate utility meters serve the units, with gas service in three residences and electric service in the fourth. Off-street parking is also provided at the property, located at 6608-6614 Dauphine St in Arabi, Louisiana.

Key Highlights

• Four‑unit property totaling 4,120 square feet
• Each unit includes 2 bedrooms, 1 bath, eat‑in kitchen, living room, and indoor utilities
• 100% occupied

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

$45,214

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

7.81%

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%

$904,280 $904.3K

Cap Rate 7%

$645,914 $645.9K

Cap Rate 9%

$502,378 $502.4K

Market Conditions

NOI Build-Up for 4,120 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

$70.7K $17.16/SF

− Vacancy

−$6.1K −$1.48/SF

EGI

$64.6K $15.68/SF

− OpEx

−$19.4K −$4.70/SF

NOI

$45.2K $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%

$904,280

Cap Rate 7%

$645,914

Cap Rate 9%

$502,378

Alternative Uses

Best Use

Multifamily LT 5

$645.9K

$565.2K – $753.6K (±1% cap)

NOI $45,214 @ 7.0% cap · market cap 7.81%

Second Best

Apartment 5plus

$603.8K

$528.3K – $704.5K (±1% cap)

NOI $42,267 @ 7.0% cap · market cap 7.30%

Theoretical Best

Office A

$1.09M

$951.1K – $1.27M (±1% cap)

NOI $76,088 @ 7.0% cap · market cap 13.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Quadplexes

Suggested Use

Top Pick Dental Office Real Estate Agency Parking Lot & Garage Kitchen & Bath Showroom Law Firm Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

100%

Occupancy

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

421

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

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Quadplex - Occupied quadplex with refreshed interiors, separate utility metering, and off-street parking.

Where is this quadplex located?

The property is located at 6608-6614 Dauphine St Arabi, LA.

What is the asking price?

The asking price for this property is $579,000.

What are key features of this property?

This property features: Four‑unit property totaling 4,120 square feet; Each unit includes 2 bedrooms, 1 bath, eat‑in kitchen, living room, and indoor utilities; 100% occupied