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    Lake Vista Duplex Opportunity Title is generated by Realmo AI

    89-91 Spanish Fort Boulevard, New Orleans, LA 70124

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    Claim this Listing
    For Sale
    $549,000

    Lakefront duplex in desirable Lake Vista neighborhood with rental income.

    Type:MULTI FAMILY FOR SALE / Townhouse
    Property size:
    2,640 SF
    Price / SF:
    $207/SF
    Added:
    Sep 28, 2025
    Days on Market:
    248
    Last Refresh:
    Mar 13 at 8:31 am

    Property Features for 89-91 Spanish Fort Boulevard

    General Information

    Standard status
    Active
    Size
    2,640 SF
    Property subtype
    MULTI FAMILY FOR SALE / Townhouse

    Building Details

    Year Built
    1960

    We can help!

    Listing Contact
    Bianca Bonilla

    Listing agent Bianca Bonilla License #995706073

    Listing office Compass

    Listing date Sep 28, 2025

    Source Compass

    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 Compass

    HighLights

    • Lakefront location in desirable Lake Vista neighborhood, surrounded by million‑dollar homes.
    • Rental income potential from one unit ($2,200/month) while living in the other.
    • Updated 2‑bedroom, 2‑bath upstairs unit with new kitchen, plumbing, electrical, and modern appliances.
    • Exceptional land value, comparable to recent vacant lot sales of $480,000 in the area.
    • Located in top‑rated school zones, including Ben Franklin High School.
    • Convenient amenities including central AC/Heating, new tankless water heaters, in‑unit laundry, and covered off‑street parking.

    Overview

    Located in the Lake Vista neighborhood, this duplex offers lakefront living with rental income potential. The property is situated in a park-like setting near the lakefront. The bottom unit is currently rented, providing immediate rental income. The upstairs unit features an open-concept layout, a kitchen with new plumbing, electrical work, and modern appliances. Both units have oak hardwood floors, central AC and heating, new tankless water heaters, and stackable washer and dryer. Additional features include closet space, outdoor storage rooms, a long driveway, and covered off-street parking. The property is surrounded by tree-lined paths and is near parks, with easy access to City Park's golf and tennis facilities. The property is within top-rated school zones including St. Pius X, Hynes, Mt. Carmel, Holy Cross, and Ben Franklin.

    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 $52.3k $19.80
    − Vacancy −$4.5k −$1.71
    EGI $47.8k $18.09
    − OpEx −$14.3k −$5.43
    NOI $33.4k $12.66
    2,640 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $477.6K
    $417.9K – $557.2K (±1% cap)
    NOI $33,429 @ 7.0% cap · market cap 6.09%
    Second Best
    Apartment 5plus
    $439.0K
    $384.1K – $512.1K (±1% cap)
    NOI $30,727 @ 7.0% cap · market cap 5.60%
    Theoretical Best
    Office A
    $671.0K
    $587.1K – $782.8K (±1% cap)
    NOI $46,970 @ 7.0% cap · market cap 8.56%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.0909654
    Latitude
    30.0223525

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    FAQs

    What type of property is this?
    Duplex - Lakefront duplex in desirable Lake Vista neighborhood with rental income.
    Where is this duplex located?
    The property is located at 89-91 Spanish Fort Boulevard New Orleans, LA.
    What is the asking price?
    The asking price for this property is $549,000.
    What are key features of this property?
    This property features: Lakefront location in desirable Lake Vista neighborhood, surrounded by million‑dollar homes.; Rental income potential from one unit ($2,200/month) while living in the other.; **Updated 2‑bedroom, 2‑bath upstairs unit with new kitchen, plumbing, electrical, and modern appliances.**
    (504) 339-3182
    We can help!
    Listing Contact
    Bianca Bonilla
    Real Estate License ID: 995706073
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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