Duplex with Central
For Sale
$295,000
1323 DESLONDE Street, New Orleans, LA 70117
MULTI_FAMILY - New Orleans, LA
Property Size1,807 SF
Price / SF$163.25
Days on Market334
Property Features for 1323 DESLONDE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Porch
Lot features
Regular
Subdivision
LOWER 9TH WARD
Standard status
Active
APN
1323-25 DESLONDE
Size
1,807 SF
Taxes and HOA fees
Tax Description
SQ 545 584 LOT 5 DESLONDE 40X106
Legal Description
SQ 545 584 LOT 5 DESLONDE 40X106
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
off-street parking
central air and heat
real wood floors
tankless gas water heaters
Building Details
Year built
2022
Floors in Building
1
Number of units
2
Architectural style
Other
Listing Agency:
eXp Realty, LLC
(337) 522-7554
Listed By:
Frank Williams · License #000001700
(985) 326-1858
Added: Sep 8, 2025
Changed: Jul 31
Last Checked: Aug 7 at 7:06PM
MLS# 2520676
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 offers a classic “double” configuration with two-bedroom, two-full-bath living on each side. Built in 2022, the property totals 1,807 square feet and features real wood floors, a porch, and year-round comfort with central air and central heat. Each side is also supported by tankless gas water heaters for hot water on demand.
Parking is provided off-street with a driveway, and the home is served by public water. Located in New Orleans’ Lower Ninth Ward, the property offers a straightforward layout suited to owner-occupancy with rental income potential or two-family use.
Parking is provided off-street with a driveway, and the home is served by public water. Located in New Orleans’ Lower Ninth Ward, the property offers a straightforward layout suited to owner-occupancy with rental income potential or two-family use.
Key Highlights
- 1,807 SF duplex built in 2022
- Each side features two bedrooms and two full bathrooms
- Central air and central heat
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
$22,881
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
7.76%
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%
$457,620
$457.6K
Cap Rate 7%
$326,871
$326.9K
Cap Rate 9%
$254,233
$254.2K
Market Conditions
NOI Build-Up for 1,807 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
$35.8K $19.80/SF
− Vacancy
−$3.1K −$1.71/SF
EGI
$32.7K $18.09/SF
− OpEx
−$9.8K −$5.43/SF
NOI
$22.9K $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%
$457,620
Cap Rate 7%
$326,871
Cap Rate 9%
$254,233
Alternative Uses
Best Use
Multifamily LT 5
$326.9K
$286.0K – $381.4K
NOI $22,881 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$300.4K
$262.9K – $350.5K
NOI $21,031 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$459.3K
$401.9K – $535.8K
NOI $32,150 @ 7.0% cap · market cap 10.90%
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
607
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
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Frequently Asked Questions
What type of property is this?
Duplex - 2022-built duplex offering two-bedroom, two-bath units with central air, off-street parking, porch, and real wood floors.
Where is this duplex located?
The property is located at 1323 DESLONDE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 1,807 SF duplex built in 2022; Each side features two bedrooms and two full bathrooms; Central air and central heat
