Furnished Duplex with
For Sale
$379,000
8809-11 Edinburgh Street, New Orleans, LA 70118
Two separately configured residences offer three bedrooms, two-and-a-half baths, and furnished interiors in each unit.
Property Size2,332 SF
Price / SF$162.52
Days on Market416
Property Features for 8809-11 Edinburgh Street
General Information
Standard status
Active
Size
2,332 SF
Total Parking Spaces
2
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Furnished
Yes
Amenities
quartz counters
stainless steel appliances
crown moulding
surround sound
spacious backyard
Central Air
Central
2
4
6
Asphalt
Balcony
Pillar/Post/Pier
HardiPlank Type
Porch
Building Details
Year Built
2021
Buildings
1
Listing Agency:
REVE, REALTORS
(504) 606-5445
Listed By:
Barbara Bedestani · License #000077688
(504) 606-5445
Source:
Compass
Added: Jul 13, 2025
Changed: Aug 31
Last Checked: Aug 31 at 9:40PM
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 REVE, REALTORS
Investment Insights
Based on property information with market context.
Built in 2021, this duplex contains two furnished residences, each with three bedrooms and two-and-a-half bathrooms. The 2,332-square-foot property includes quartz countertops, stainless steel appliances, crown molding, and surround sound in each living room. Central air and central heating support year-round comfort, while balconies and a porch add outdoor space. Each unit is arranged for residential occupancy with a spacious backyard and off-street parking for two cars.
The property is located at 8809-11 Edinburgh Street in New Orleans, within the Holly Grove neighborhood. Its two-unit configuration, furnished interiors, and established residential improvements provide a practical format for an owner-occupant arrangement or an income-producing investment, as supported by the existing layout.
The property is located at 8809-11 Edinburgh Street in New Orleans, within the Holly Grove neighborhood. Its two-unit configuration, furnished interiors, and established residential improvements provide a practical format for an owner-occupant arrangement or an income-producing investment, as supported by the existing layout.
Key Highlights
- Two‑unit duplex at 8809‑11 Edinburgh Street, New Orleans, LA 70118
- 2,332 square feet built in 2021
- Each unit includes 3 bedrooms and 2.5 bathrooms
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
$29,529
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
7.79%
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%
$590,580
$590.6K
Cap Rate 7%
$421,843
$421.8K
Cap Rate 9%
$328,100
$328.1K
Market Conditions
NOI Build-Up for 2,332 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
$46.2K $19.80/SF
− Vacancy
−$4.0K −$1.71/SF
EGI
$42.2K $18.09/SF
− OpEx
−$12.7K −$5.43/SF
NOI
$29.5K $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%
$590,580
Cap Rate 7%
$421,843
Cap Rate 9%
$328,100
Alternative Uses
Best Use
Multifamily LT 5
$421.8K
$369.1K – $492.2K
NOI $29,529 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$387.7K
$339.3K – $452.4K
NOI $27,142 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$592.7K
$518.6K – $691.5K
NOI $41,490 @ 7.0% cap · market cap 10.95%
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
641
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 - Two separately configured residences offer three bedrooms, two-and-a-half baths, and furnished interiors in each unit.
Where is this duplex located?
The property is located at 8809-11 Edinburgh Street New Orleans, LA.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑unit duplex at 8809‑11 Edinburgh Street, New Orleans, LA 70118; 2,332 square feet built in 2021; Each unit includes 3 bedrooms and 2.5 bathrooms
