Updated Owner’s Unit
For Sale
$410,000
7711-13 Oak Street, New Orleans, LA 70118
One residence is fully updated, supporting owner occupancy, multigenerational living, or leasing the second unit.
Property Size2,245 SF
Price / SF$182.63
Days on Market139
Property Features for 7711-13 Oak Street
General Information
Standard status
Active
Size
2,245 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Public Transit
Yes
Multifamily Units
2
Amenities
Window Unit(s)
Other Heat
1
3
6
in each unit
Asphalt
Other
2
Courtyard,
Pillar/Post/Pier
Frame, HardiPlank Type
, Porch
Building Details
Year Built
1940
Buildings
1
Listing Agency:
LATTER & BLUM INC/REALTORS
(504) 891-6400
Listed By:
Chris Smith · License #09641
(504) 891-6400
Source:
Compass
Added: Apr 16
Changed: Aug 31
Last Checked: Aug 31 at 1:59AM
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 LATTER & BLUM INC/REALTORS
Investment Insights
Based on property information with market context.
This duplex contains 2,245 square feet across two residences, with a fully updated owner’s unit that is ready for occupancy. Built in 1940, the property includes a courtyard, porch, asphalt exterior areas, and frame construction with HardiPlank siding. Window unit cooling and other heat are present in each unit.
The property is located at 7711-13 Oak Street in New Orleans, within the Oak Street corridor. Canseco’s Market, the streetcar line, restaurants, shops, and entertainment are located nearby, while major thoroughfares, universities, shopping, dining, and public transportation provide broader connectivity.
The two-unit configuration allows an owner to occupy one side while leasing the other, use both residences together, or accommodate multigenerational living. The layout also offers room for customization based on the owner’s needs.
The property is located at 7711-13 Oak Street in New Orleans, within the Oak Street corridor. Canseco’s Market, the streetcar line, restaurants, shops, and entertainment are located nearby, while major thoroughfares, universities, shopping, dining, and public transportation provide broader connectivity.
The two-unit configuration allows an owner to occupy one side while leasing the other, use both residences together, or accommodate multigenerational living. The layout also offers room for customization based on the owner’s needs.
Key Highlights
- 2,245 square feet across two duplex residences
- Fully updated owner’s unit ready for occupancy
- Built in 1940 with frame and HardiPlank Type construction
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
$28,427
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
6.93%
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%
$568,540
$568.5K
Cap Rate 7%
$406,100
$406.1K
Cap Rate 9%
$315,856
$315.9K
Market Conditions
NOI Build-Up for 2,245 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
$44.5K $19.80/SF
− Vacancy
−$3.8K −$1.71/SF
EGI
$40.6K $18.09/SF
− OpEx
−$12.2K −$5.43/SF
NOI
$28.4K $12.66/SF
Area
New Orleans, LA
Vacancy
8.64%
Lease Rate
$19.80 /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%
$568,540
Cap Rate 7%
$406,100
Cap Rate 9%
$315,856
Alternative Uses
Best Use
Multifamily LT 5
$406.1K
$355.3K – $473.8K
NOI $28,427 @ 7.0% cap · market cap 6.93%
Second Best
Apartment 5plus
$373.3K
$326.6K – $435.5K
NOI $26,129 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$570.6K
$499.3K – $665.7K
NOI $39,942 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,601
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
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 - One residence is fully updated, supporting owner occupancy, multigenerational living, or leasing the second unit.
Where is this duplex located?
The property is located at 7711-13 Oak Street New Orleans, LA.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 2,245 square feet across two duplex residences; Fully updated owner’s unit ready for occupancy; Built in 1940 with frame and HardiPlank Type construction
