Tenant-Occupied
For Sale
$285,000
1435 FRANCE Street, New Orleans, LA 70117
New Orleans, LA
Property Size1,658 SF
Price / SF$171.89
Days on Market85
Property Features for 1435 FRANCE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3
Standard status
Active
Size
1,658 SF
Amenities
inside laundry
Building Details
Year built
1930
Listing Agency:
Engel & Volkers New Orleans · Engel & Völkers
(504) 234-5000
Listed By:
Kelly Marbry · License #995712997
(504) 289-9822
Added: Jun 12
Changed: Aug 20
Last Checked: Sep 4 at 7:06PM
MLS# 2524388
Copyright © 2026 Engel & Völkers. 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 1,658-square-foot duplex, built in 1930, is occupied by tenants and includes two residential units. Each side provides two bedrooms, one bathroom, and inside laundry, creating a consistent configuration across the building.
The property is located at 1435 France Street in New Orleans, adjacent to the Bywater area. Dining, nightlife, and parks are described as minutes away, adding nearby neighborhood amenities to the residential setting.
The two-unit arrangement also accommodates an owner-occupant seeking to live in one side while leasing the other, subject to applicable requirements and agreements.
The property is located at 1435 France Street in New Orleans, adjacent to the Bywater area. Dining, nightlife, and parks are described as minutes away, adding nearby neighborhood amenities to the residential setting.
The two-unit arrangement also accommodates an owner-occupant seeking to live in one side while leasing the other, subject to applicable requirements and agreements.
Key Highlights
- Two‑unit duplex totaling 1,658 square feet
- Built in 1930
- Both sides offer 2 bedrooms and 1 bathroom
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
$20,994
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
7.37%
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%
$419,880
$419.9K
Cap Rate 7%
$299,914
$299.9K
Cap Rate 9%
$233,267
$233.3K
Market Conditions
NOI Build-Up for 1,658 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
$32.8K $19.80/SF
− Vacancy
−$2.8K −$1.71/SF
EGI
$30.0K $18.09/SF
− OpEx
−$9.0K −$5.43/SF
NOI
$21.0K $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%
$419,880
Cap Rate 7%
$299,914
Cap Rate 9%
$233,267
Alternative Uses
Best Use
Multifamily LT 5
$299.9K
$262.4K – $349.9K
NOI $20,994 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$275.7K
$241.2K – $321.6K
NOI $19,297 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$421.4K
$368.7K – $491.7K
NOI $29,499 @ 7.0% cap · market cap 10.35%
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
819
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 - Income-producing two-unit property with matching layouts, private laundry, and established occupancy.
Where is this duplex located?
The property is located at 1435 FRANCE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,658 square feet; Built in 1930; Both sides offer 2 bedrooms and 1 bathroom
