Renovated Duplex with Two
For Sale
$625,000
1039-41 POLAND Avenue, New Orleans, LA 70117
Multi-Family, New Orleans, LA
Property Size2,400 SF
Lot Size0.06 Acres
Price / SF$260.42
Days on Market445
Property Features for 1039-41 POLAND Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway
Exterior features
Balcony, Courtyard, Driveway Permeable Surface, Fence
Fencing
Fenced
Subdivision
Bywater
Lot features
Regular
Standard status
Active
APN
39W205908
Size
2,400 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
SQ 349 LOT 11 26 X 100 1039-41 POLAND AVE
Legal Description
SQ 349 LOT 11 26 X 100 1039-41 POLAND AVE
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
storage area
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Roof type
Asphalt, Shingle
Listing Agency:
Homesmart Realty South · HomeSmart International
(504) 908-7653
Listed By:
John Franco
(504) 343-3300
Added: Jun 21, 2025
Changed: Sep 4
Last Checked: Sep 8 at 8:06AM
MLS# 2505936
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex at 1039-41 Poland Avenue contains two residential units, each arranged with three bedrooms and two bathrooms. The 2,400-square-foot property was renovated in 2020, with improvements including the roof, HVAC, plumbing, electrical, insulation, siding, and foundation/framing. Central heating and central air serve the building, while separate meters support each side. Historic millwork and high ceilings remain part of the interior character.
The property occupies 0.0597 acres in New Orleans, Louisiana, within Flood Zone X. Exterior features include balconies, a courtyard, a fenced area, and a permeable-surface driveway. A private storage area provides additional space, and public water service is connected. The shingle and asphalt roof, driveway parking, and updated building systems round out the property’s practical features.
The property occupies 0.0597 acres in New Orleans, Louisiana, within Flood Zone X. Exterior features include balconies, a courtyard, a fenced area, and a permeable-surface driveway. A private storage area provides additional space, and public water service is connected. The shingle and asphalt roof, driveway parking, and updated building systems round out the property’s practical features.
Key Highlights
- Two 3BR/2BA residential units in a duplex configuration
- 2,400 square feet on a 0.0597‑acre parcel
- Renovated in 2020, including roof, HVAC, plumbing, electrical, insulation, siding, and foundation/framing
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
$30,390
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
4.86%
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%
$607,800
$607.8K
Cap Rate 7%
$434,143
$434.1K
Cap Rate 9%
$337,667
$337.7K
Market Conditions
NOI Build-Up for 2,400 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
$47.5K $19.80/SF
− Vacancy
−$4.1K −$1.71/SF
EGI
$43.4K $18.09/SF
− OpEx
−$13.0K −$5.43/SF
NOI
$30.4K $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%
$607,800
Cap Rate 7%
$434,143
Cap Rate 9%
$337,667
Alternative Uses
Best Use
Multifamily LT 5
$434.1K
$379.9K – $506.5K
NOI $30,390 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$399.0K
$349.2K – $465.6K
NOI $27,933 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$610.0K
$533.8K – $711.7K
NOI $42,700 @ 7.0% cap · market cap 6.83%
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
765
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Historic character combines with updated systems, separate meters, and flexible storage space.
Where is this duplex located?
The property is located at 1039-41 POLAND Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two 3BR/2BA residential units in a duplex configuration; 2,400 square feet on a 0.0597‑acre parcel; Renovated in 2020, including roof, HVAC, plumbing, electrical, insulation, siding, and foundation/framing
