Duplex with Separate
For Sale
$200,000
804 Garden Rd, Marrero, LA 70072
Two residences offer distinct layouts, separate utility meters, and updated flooring for practical rental operations.
Property Size1,645 SF
Price / SF$121.58
Days on Market20
Property Features for 804 Garden Rd
General Information
Standard status
Active
Size
1,645 SF
Property subtype
Multi-Family
Zoning
R-3
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
washer/dryer hookups
separate driveway
storage shed
Building Details
Year Built
1990
Listing Agency:
Axis Realty Group LLC
(504) 202-0354
Listed By:
Nicole Marullo · License #995703593
Source:
Dominionplace
Added: Aug 10
Changed: Aug 28
Last Checked: Aug 28 at 8:01PM
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 Axis Realty Group LLC
Investment Insights
Based on property information with market context.
This duplex contains approximately 1,645 total living square feet across two separate residences. The front unit provides three bedrooms and two bathrooms and is currently tenant occupied, while the rear unit includes one bedroom and one bathroom and is being marketed for lease. Each residence has washer and dryer hookups, along with a refrigerator and range/oven. Updated flooring, a separate driveway, and a storage shed add functional convenience.
Separate utility meters support distinct operation of the residences. The property is zoned R-3 and situated in Flood Zone X500. Built in 1990, the duplex is located at 804 Garden Rd in Marrero, Louisiana.
Separate utility meters support distinct operation of the residences. The property is zoned R-3 and situated in Flood Zone X500. Built in 1990, the duplex is located at 804 Garden Rd in Marrero, Louisiana.
Key Highlights
- Approximately 1,645 total living square feet across two residences
- Front residence has 3 bedrooms and 2 bathrooms and is tenant occupied
- Rear residence includes 1 bedroom and 1 bathroom and is being marketed for lease
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
$18,052
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
9.03%
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%
$361,040
$361.0K
Cap Rate 7%
$257,886
$257.9K
Cap Rate 9%
$200,578
$200.6K
Market Conditions
NOI Build-Up for 1,645 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
$28.2K $17.16/SF
− Vacancy
−$2.4K −$1.48/SF
EGI
$25.8K $15.68/SF
− OpEx
−$7.7K −$4.70/SF
NOI
$18.1K $10.97/SF
Area
Jefferson 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%
$361,040
Cap Rate 7%
$257,886
Cap Rate 9%
$200,578
Alternative Uses
Best Use
Multifamily LT 5
$257.9K
$225.7K – $300.9K
NOI $18,052 @ 7.0% cap · market cap 9.03%
Second Best
Apartment 5plus
$241.1K
$211.0K – $281.3K
NOI $16,876 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$434.0K
$379.8K – $506.3K
NOI $30,380 @ 7.0% cap · market cap 15.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 70072, LA
56,924
Population
22,845
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
80%
High-School Grad
51.8 sq mi
ZIP Area
1,099
Density / Sq Mi
$55,866
Median Household Income
$34,411
Median Earnings
$1,091
Median Rent
$190,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer distinct layouts, separate utility meters, and updated flooring for practical rental operations.
Where is this duplex located?
The property is located at 804 Garden Rd Marrero, LA.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Approximately 1,645 total living square feet across two residences; Front residence has 3 bedrooms and 2 bathrooms and is tenant occupied; Rear residence includes 1 bedroom and 1 bathroom and is being marketed for lease
