Updated Duplex with
For Sale
$410,000
7711 OAK Street, New Orleans, LA 70118
Multi-Family, Traditional, New Orleans, LA
Property Size2,245 SF
Price / SF$182.63
Days on Market139
Property Features for 7711 OAK Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Porch
Exterior features
Courtyard, Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
Carrollton
Standard status
Active
APN
7711-Oakst
Size
2,245 SF
Taxes and HOA fees
Tax Description
SQ 155 LOT 7
Legal Description
SQ 155 LOT 7
Utilities
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty New Orleans
(504) 862-0100
Listed By:
Chris Smith · License #000009641
(504) 231-2004
Added: Apr 25
Changed: Sep 10
Last Checked: Sep 10 at 9:06PM
MLS# 2554774
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 2,245-square-foot duplex, built in 1940, includes two residential units and a fully updated owner’s unit. The property features a courtyard, fenced grounds, porch, shingle roof, window-unit cooling, and public water service. The layout supports separate occupancy of the units or use of the full building as one residential property.
The building is located on Oak Street in New Orleans, within the Oak Street corridor. Canseco’s Market, the streetcar line, restaurants, shops, and entertainment venues are located nearby. Major thoroughfares, universities, shopping, dining, and public transportation are also identified in the surrounding area.
The building is located on Oak Street in New Orleans, within the Oak Street corridor. Canseco’s Market, the streetcar line, restaurants, shops, and entertainment venues are located nearby. Major thoroughfares, universities, shopping, dining, and public transportation are also identified in the surrounding area.
Key Highlights
- 2,245‑square‑foot duplex on Oak Street in New Orleans
- Owner’s unit has been fully updated
- Courtyard, fenced grounds, and porch
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
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Open 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 a renovated owner’s residence, enclosed outdoor space, porch, and public water service.
Where is this duplex located?
The property is located at 7711 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‑foot duplex on Oak Street in New Orleans; Owner’s unit has been fully updated; Courtyard, fenced grounds, and porch
