Duplex With Attached
For Sale
$614,900
8108 Harris Ave, Harahan, LA 70123
Flexible two-unit layout with a private-entry suite, garage, workshop, office, and rear yard access.
Property Size3,519 SF
Price / SF$174.74
Days on Market42
Property Features for 8108 Harris Ave
General Information
Standard status
Active
Size
3,519 SF
Property subtype
Multi-Family
Zoning
single family
Additional Details
Multifamily Units
2
Building Details
Year Built
2001
Buildings
1
Listing Agency:
NOLA Living Realty
(504) 259-7945
Listed By:
Eric Hernandez · License #995689934
Source:
Dominionplace
Added: Jul 19
Changed: Aug 28
Last Checked: Aug 25 at 4:25AM
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 NOLA Living Realty
Investment Insights
Based on property information with market context.
This 3,519-square-foot duplex, built in 2001, combines a primary residence with an attached ground-floor suite. The main home offers three bedrooms, a ground-floor primary suite, an open living arrangement, a walk-in laundry room, an office, and substantial storage. The additional unit includes a bedroom, kitchen, dining area, and den, with access from inside the home and through a separate exterior entry.
Exterior features include an attached two-car garage, a long driveway, rear yard access, a tool room with a half bath, and a workshop or shed with built-in shelving. The property is zoned single family, and both units share one electric meter. The recorded address is 8108 Harris Ave, Harahan, LA 70123.
Exterior features include an attached two-car garage, a long driveway, rear yard access, a tool room with a half bath, and a workshop or shed with built-in shelving. The property is zoned single family, and both units share one electric meter. The recorded address is 8108 Harris Ave, Harahan, LA 70123.
Key Highlights
- 3,519‑square‑foot duplex built in 2001
- Attached ground‑floor suite with bedroom, kitchen, dining area, and den
- Suite has separate exterior access plus interior access to the main home
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
$38,618
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
6.28%
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%
$772,360
$772.4K
Cap Rate 7%
$551,686
$551.7K
Cap Rate 9%
$429,089
$429.1K
Market Conditions
NOI Build-Up for 3,519 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
$60.4K $17.16/SF
− Vacancy
−$5.2K −$1.48/SF
EGI
$55.2K $15.68/SF
− OpEx
−$16.6K −$4.70/SF
NOI
$38.6K $10.97/SF
Area
ZIP 70123
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%
$772,360
Cap Rate 7%
$551,686
Cap Rate 9%
$429,089
Alternative Uses
Best Use
Multifamily LT 5
$551.7K
$482.7K – $643.6K
NOI $38,618 @ 7.0% cap · market cap 6.28%
Second Best
Apartment 5plus
$515.7K
$451.3K – $601.7K
NOI $36,101 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$902.7K
$789.9K – $1.05M
NOI $63,191 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
566
Businesses Nearby
Explore this area
Business Placement
Demographics for 70123, LA
27,346
Population
14,297
Households
1.9
Avg Household Size
44
Median Age
44%
College-Educated
94%
High-School Grad
7.6 sq mi
ZIP Area
3,598
Density / Sq Mi
$82,639
Median Household Income
$52,709
Median Earnings
$1,310
Median Rent
$318,000
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 - Flexible two-unit layout with a private-entry suite, garage, workshop, office, and rear yard access.
Where is this duplex located?
The property is located at 8108 Harris Ave Harahan, LA.
What is the asking price?
The asking price for this property is $614,900.
What are key features of this property?
This property features: 3,519‑square‑foot duplex built in 2001; Attached ground‑floor suite with bedroom, kitchen, dining area, and den; Suite has separate exterior access plus interior access to the main home
