Updated Duplex with Separate
For Sale
$220,000
832-34 Ave F, Westwego, LA 70094
Two-unit residential property with central climate control, spacious rooms, and one side currently vacant.
Property Size1,872 SF
Price / SF$117.52
Days on Market160
Property Features for 832-34 Ave F
General Information
Standard status
Active
Size
1,872 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
2
Amenities
Central Air
Central, Natural Gas
1
2
4
Asphalt
Pillar/Post/Pier
Stucco
Building Details
Year Built
1948
Listing Agency:
NOLA Living Realty
(504) 645-7346
Listed By:
Missy Mejia · License #995695213
(504) 645-7346
Source:
Compass
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 4:26PM
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 1,872-square-foot duplex, built in 1948, provides two residential units with spacious rooms, central air conditioning, and central natural-gas heat. Each side has separate water, gas, and electric meters. Recent property improvements include new windows installed in 2023 in both units and new flooring installed in 2025 in Unit 834. The roof is approximately 5 years old.
Mechanical updates include an outside HVAC system installed in 2013 for Unit 834 and in 2018 for Unit 832, along with a 2017 water heater serving Unit 834. The property is currently under termite contract. Unit 834 is vacant, while the occupant of Unit 832 is scheduled to move out on 4/1. The occupied unit may be viewed after an accepted offer or after the tenant vacates; current photographs depict the vacant side, with the other unit described as similar in condition.
Mechanical updates include an outside HVAC system installed in 2013 for Unit 834 and in 2018 for Unit 832, along with a 2017 water heater serving Unit 834. The property is currently under termite contract. Unit 834 is vacant, while the occupant of Unit 832 is scheduled to move out on 4/1. The occupied unit may be viewed after an accepted offer or after the tenant vacates; current photographs depict the vacant side, with the other unit described as similar in condition.
Key Highlights
- 1,872‑square‑foot duplex with two residential units
- Separate water, gas, and electric meters for each unit
- New windows installed in 2023 in both units
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
$19,205
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
8.73%
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%
$384,100
$384.1K
Cap Rate 7%
$274,357
$274.4K
Cap Rate 9%
$213,389
$213.4K
Market Conditions
NOI Build-Up for 1,872 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
$38.4K $20.52/SF
− Vacancy
−$3.5K −$1.87/SF
EGI
$34.9K $18.65/SF
− OpEx
−$15.7K −$8.39/SF
NOI
$19.2K $10.26/SF
Area
Jefferson County, LA
Vacancy
9.10%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
45.00%
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%
$384,100
Cap Rate 7%
$274,357
Cap Rate 9%
$213,389
Alternative Uses
Best Use
Multifamily LT 5
$293.5K
$256.8K – $342.4K
NOI $20,544 @ 7.0% cap · market cap 9.34%
Second Best
Apartment 5plus
$274.4K
$240.1K – $320.1K
NOI $19,205 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$493.9K
$432.2K – $576.2K
NOI $34,572 @ 7.0% cap · market cap 15.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
507
Businesses Nearby
Explore this area
Business Placement
Demographics for 70094, LA
30,638
Population
13,683
Households
2.2
Avg Household Size
40
Median Age
14%
College-Educated
79%
High-School Grad
36.2 sq mi
ZIP Area
846
Density / Sq Mi
$52,657
Median Household Income
$36,079
Median Earnings
$1,172
Median Rent
$154,600
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 - Two-unit residential property with central climate control, spacious rooms, and one side currently vacant.
Where is this duplex located?
The property is located at 832-34 Ave F Westwego, LA.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 1,872‑square‑foot duplex with two residential units; Separate water, gas, and electric meters for each unit; New windows installed in 2023 in both units
