Historic Two-Unit
For Sale
$459,500
8236 Cohn St, New Orleans, LA 70118
Upper and lower residences feature independent utilities, period details, central air, and indoor laundry hookups.
Property Size2,475 SF
Price / SF$185.66
Days on Market24
Property Features for 8236 Cohn St
General Information
Standard status
Active
Size
2,475 SF
Property subtype
Multi-Family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
front porch
upstairs balcony
enclosed backyard
washer/dryer hookups
central air/heat
marble kitchen worktops
clawfoot tub
hardwood floors
picture rails
high ceilings
Building Details
Year Built
1896
Year Renovated
2014
Buildings
1
Construction
Victorian
Listing Agency:
Congress Realty, Inc.
(504) 606-0466
Listed By:
Jared English · License #995705288
Source:
Fiorellaavenue
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 30 at 8:48PM
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 Congress Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1896, this historic duplex contains separate upper and lower residences with fully independent utilities. The 2,475-square-foot property retains high ceilings, hardwood floors, picture rails, and a clawfoot tub, while updated features include central air and heat, marble kitchen worktops, and two indoor washer and dryer hookups. Renovation work was completed in 2014, and the roof was replaced in 2022.
Outdoor features include a front porch, an upstairs balcony, and a fully enclosed backyard. A long driveway provides off-street parking for two or more vehicles. The property is located two blocks from the Carrollton-St. Charles streetcar, with Oak Street, restaurants, groceries, and Palmer Park within walking distance. A corner store is one block away, and the property is designated X Flood.
Outdoor features include a front porch, an upstairs balcony, and a fully enclosed backyard. A long driveway provides off-street parking for two or more vehicles. The property is located two blocks from the Carrollton-St. Charles streetcar, with Oak Street, restaurants, groceries, and Palmer Park within walking distance. A corner store is one block away, and the property is designated X Flood.
Key Highlights
- Two‑unit duplex with upper and lower residences and fully independent utilities
- 2,475‑square‑foot property built in 1896
- Renovated in 2014; roof replaced in 2022
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
$31,340
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
6.82%
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%
$626,800
$626.8K
Cap Rate 7%
$447,714
$447.7K
Cap Rate 9%
$348,222
$348.2K
Market Conditions
NOI Build-Up for 2,475 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
$49.0K $19.80/SF
− Vacancy
−$4.2K −$1.71/SF
EGI
$44.8K $18.09/SF
− OpEx
−$13.4K −$5.43/SF
NOI
$31.3K $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%
$626,800
Cap Rate 7%
$447,714
Cap Rate 9%
$348,222
Alternative Uses
Best Use
Multifamily LT 5
$447.7K
$391.8K – $522.3K
NOI $31,340 @ 7.0% cap · market cap 6.82%
Second Best
Apartment 5plus
$411.5K
$360.1K – $480.1K
NOI $28,806 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$629.1K
$550.4K – $733.9K
NOI $44,034 @ 7.0% cap · market cap 9.58%
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
1,035
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
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 - Upper and lower residences feature independent utilities, period details, central air, and indoor laundry hookups.
Where is this duplex located?
The property is located at 8236 Cohn St New Orleans, LA.
What is the asking price?
The asking price for this property is $459,500.
What are key features of this property?
This property features: Two‑unit duplex with upper and lower residences and fully independent utilities; 2,475‑square‑foot property built in 1896; Renovated in 2014; roof replaced in 2022
