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    Updated Duplex with En Suite Baths Title is generated by Realmo AI

    804 CARROLL Street, Mandeville, LA 70448

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    For Sale
    $514,900

    MULTI_FAMILY - Mandeville, LA

    Property size:
    2,992 SF
    Lot size:
    0.24 Acres
    Price / SF:
    $172/SF
    Added:
    Apr 14, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 2 at 11:06 pm

    Property Features for 804 CARROLL Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Off Street, Covered
    Standard status
    Active
    APN
    61192
    Size
    2,992 SF
    Lot size
    0.24 Acres

    Taxes and HOA fees

    Tax Description
    LOT K1 SQ 43A MANDEVILLE CITY OF MANDEVILLE INST NO 1361990 INST NO 1459163 INST NO 1511499 INST NO 1524987

    Utilities

    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2004
    Floors in Building
    2
    Number of units
    2
    Roof type
    Shingle
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Jarred Tolar

    Listing agent Jarred Tolar License #995704297

    Listing office Century 21 J. Carter & Company 3540 S I-10 Service Rd W, Metairie, LA

    Listing date Apr 14, 2026

    MLS# 2552753 Listing URL

    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.

    HighLights

    • Duplex built in 2004 with cottage architectural style
    • Central heating and central air conditioning
    • Public water source and shingle roof
    • Recently updated unit 806 with new stainless steel appliances, quartz countertops, and shaker cabinets in kitchens and bathrooms
    • Vinyl plank flooring plus updated light fixtures and paint
    • Detached covered parking for 2 vehicles per unit and an outdoor storage room; new roof and A/C systems installed within last 1–2 years

    Overview

    This updated duplex offers a strong, move-ready layout with well-appointed interiors across both units. Unit 806 was recently refreshed with new stainless steel appliances, quartz countertops, and shaker cabinetry in the kitchens and bathrooms, along with vinyl plank flooring, updated light fixtures, and fresh paint. The building also features a newer roof and air conditioning systems installed within the last 1–2 years. Each unit includes bedrooms designed with en suite baths and large walk-in closets, supporting privacy and comfortable day-to-day living. Parking and storage are handled efficiently with detached covered parking for two vehicles per unit and an outdoor storage room.

    Located in Old Mandeville in St. Tammany Parish, the property at 804 Carroll Street is offered for sale as a residential income opportunity. The combination of exterior updates and interior improvements helps reduce near-term maintenance concerns for an owner or operator.

    For investors, the duplex configuration and the updated finishes can appeal to tenants seeking in-unit comfort features like en suite bathrooms and ample closet space. For buyers looking for steady rental potential, the covered parking and on-site outdoor storage add practical value, while the relatively recent roof and HVAC support a more predictable ownership experience.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mandeville
    County
    St. Tammany
    State
    Louisiana
    Longitude
    -90.065939
    Latitude
    30.364223

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    FAQs

    What type of property is this?
    Duplex - Turnkey updated duplex with en suite bedrooms, newer roof and HVAC, and covered parking plus outdoor storage.
    Where is this duplex located?
    The property is located at 804 CARROLL Street Mandeville, LA.
    What is the asking price?
    The asking price for this property is $514,900.
    What are key features of this property?
    This property features: Duplex built in 2004 with cottage architectural style; Central heating and central air conditioning; Public water source and shingle roof
    (504) 810-2825
    We can help!
    Listing Contact
    Jarred Tolar
    Real Estate License ID: 995704297
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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