Newer Duplex with Gated
For Sale
$399,000
8509 11 Regiment Dr, Chalmette, LA 70043
Two-unit property with one furnished residence, security cameras, and dedicated off-street parking for each side.
Property Size2,189 SF
Price / SF$182.28
Days on Market50
Property Features for 8509 11 Regiment Dr
General Information
Standard status
Active
Size
2,189 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
security camera
gated yards
Building Details
Year Built
2024
Listing Agency:
Arpent Realty and Property Man
Listed By:
Christian Sullivan · License #995691016
(504) 455-0100
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 29
Last Checked: Sep 7 at 11:57AM
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 Arpent Realty and Property Man
Investment Insights
Based on property information with market context.
Built in 2024, this 2,189-square-foot duplex includes two separate residential units. One side is currently leased, while the furnished second unit can accommodate an owner occupant or serve as an additional rental residence. Each unit has access to a gated yard, and the property includes security camera equipment.
Located at 8509 11 Regiment Dr in Chalmette, the property provides two off-street parking spaces for both units. The two-unit configuration offers flexibility for an owner occupant or an investor seeking a residential income property.
Located at 8509 11 Regiment Dr in Chalmette, the property provides two off-street parking spaces for both units. The two-unit configuration offers flexibility for an owner occupant or an investor seeking a residential income property.
Key Highlights
- 2024 construction with 2,189 SF across two residential units
- One unit currently leased; the other side is furnished
- Two off‑street parking spaces for 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
$24,022
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
6.02%
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%
$480,440
$480.4K
Cap Rate 7%
$343,171
$343.2K
Cap Rate 9%
$266,911
$266.9K
Market Conditions
NOI Build-Up for 2,189 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
$37.6K $17.16/SF
− Vacancy
−$3.2K −$1.48/SF
EGI
$34.3K $15.68/SF
− OpEx
−$10.3K −$4.70/SF
NOI
$24.0K $10.97/SF
Area
St. Bernard 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%
$480,440
Cap Rate 7%
$343,171
Cap Rate 9%
$266,911
Alternative Uses
Best Use
Multifamily LT 5
$343.2K
$300.3K – $400.4K
NOI $24,022 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$320.8K
$280.7K – $374.3K
NOI $22,457 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$577.5K
$505.3K – $673.8K
NOI $40,426 @ 7.0% cap · market cap 10.13%
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
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 70043, LA
21,596
Population
8,782
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
83%
High-School Grad
9.1 sq mi
ZIP Area
2,373
Density / Sq Mi
$57,065
Median Household Income
$37,969
Median Earnings
$1,091
Median Rent
$203,800
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 property with one furnished residence, security cameras, and dedicated off-street parking for each side.
Where is this duplex located?
The property is located at 8509 11 Regiment Dr Chalmette, LA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2024 construction with 2,189 SF across two residential units; One unit currently leased; the other side is furnished; Two off‑street parking spaces for both units
