Fully Renovated Duplex
816 Forstall Street New Orleans, LA 70117
816 Forstall Street, New Orleans, LA, 70117
$225,000
For Sale
$225,000
Renovated duplex with two identical 3-bedroom, 1-bath units, including new A/C and a new roof.
Property Size1,600 SF
Price / SF$140.63
Days on Market283
Property Features for 816 Forstall Street
General Information
- Standard status
- Active
- Size
- 1,600 SF
- Property subtype
- MULTI FAMILY FOR SALE / Townhouse
Building Details
- Year Built
- 1920
Listing agency
Sound Realty LLC
(504) 206-8580
Listed by
Gary Ogle · License #995704834
(504) 206-8580
Source
Compass
Added: Oct 12, 2025 Updated: Jul 20 at 7:20PM Checked: Jul 20 at 7:20PM
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 Sound Realty LLC
Investment Insights
Based on property information with market context.
This fully renovated duplex features two identical units, each offering a 3-bedroom, 1-bath layout. Updates include brand-new A/C systems and a new roof, along with freshly updated interiors and wide-plank luxury vinyl flooring. Kitchens are finished with quartz countertops, soft-close cabinetry, and stainless steel appliances, including a refrigerator, range, and microwave. Each bedroom has a ceiling fan, and the property includes dedicated laundry hookups for convenient everyday use. A covered front porch adds outdoor comfort for both sides.
Located in the historic Lower 9th Ward of New Orleans, the property provides easy access to the Mississippi River, Crescent City Connection, and the French Quarter.
Offered for sale as a move-in-ready, income-capable residential duplex at 816-818 Forstall Street, with both units designed to deliver the same comfortable, updated configuration.
Located in the historic Lower 9th Ward of New Orleans, the property provides easy access to the Mississippi River, Crescent City Connection, and the French Quarter.
Offered for sale as a move-in-ready, income-capable residential duplex at 816-818 Forstall Street, with both units designed to deliver the same comfortable, updated configuration.
Key Highlights
- Fully renovated duplex with two identical 3‑bedroom, 1‑bath units
- Each unit includes brand‑new A/C systems
- New roof and asphalt shingle roofing
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $31.7k | $19.80 |
| − Vacancy | −$2.7k | −$1.71 |
| EGI | $28.9k | $18.09 |
| − OpEx | −$8.7k | −$5.43 |
| NOI | $20.3k | $12.66 |
1,600 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$289.4K
$253.3K – $337.7K
NOI $20,260 @ 7.0% cap · market cap 9.00%
Second Best
Apartment 5plus
$266.0K
$232.8K – $310.4K
NOI $18,622 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$406.7K
$355.8K – $474.5K
NOI $28,467 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Renovated duplex with two identical 3-bedroom, 1-bath units, including new A/C and a new roof.
Where is this duplex located?
The property is located at 816 Forstall Street New Orleans, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Fully renovated duplex with two identical 3‑bedroom, 1‑bath units; Each unit includes brand‑new A/C systems; New roof and asphalt shingle roofing
