Duplex with Separate
For Sale
$295,000
1562 N DORGENOIS Street, New Orleans, LA 70119
Multi-Family, Shot Gun, New Orleans, LA
Property Size1,412 SF
Price / SF$208.92
Days on Market37
Property Features for 1562 N DORGENOIS Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Courtyard, Porch
Lot features
Regular
Subdivision
Historic 7th Ward
Standard status
Active
APN
1562-NDORGENOISST
Size
1,412 SF
Taxes and HOA fees
Tax Description
AS PER TITLE
Legal Description
AS PER TITLE
Utilities
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1900
Floors in Building
1
Number of units
2
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Cool Murphy, LLC
(504) 321-3194
Listed By:
Desiree McSwain · License #995707701
(504) 232-8199
Added: Aug 7
Changed: Sep 9
Last Checked: Sep 12 at 3:06AM
MLS# 2571491
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 1,412-square-foot duplex at 1562 N. Dorgenois Street contains two one-bedroom, one-bath units. One side includes a bonus room with a washer and dryer, creating additional space for an office or studio. Both residences have spacious kitchens, while the property also provides porch space, designated yard areas, and a full driveway extending to the rear. One unit is vacant, and the other is occupied.
The property has a new 2025 asphalt roof with new front gutters. Additional features include window-unit cooling, off-street parking, and public water service. Its New Orleans setting is within walking distance of the Fair Grounds, Esplanade Avenue, Liuzza's, Lola's, and Kermit's Mother-in-Law Lounge, with City Park and the Quarter farther along the route.
The property has a new 2025 asphalt roof with new front gutters. Additional features include window-unit cooling, off-street parking, and public water service. Its New Orleans setting is within walking distance of the Fair Grounds, Esplanade Avenue, Liuzza's, Lola's, and Kermit's Mother-in-Law Lounge, with City Park and the Quarter farther along the route.
Key Highlights
- 1,412‑square‑foot duplex with two 1‑bed, 1‑bath units
- One unit includes a bonus room, washer and dryer, and additional flexible space
- New 2025 asphalt roof with new front gutters
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
$17,879
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
6.06%
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%
$357,580
$357.6K
Cap Rate 7%
$255,414
$255.4K
Cap Rate 9%
$198,656
$198.7K
Market Conditions
NOI Build-Up for 1,412 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
$28.0K $19.80/SF
− Vacancy
−$2.4K −$1.71/SF
EGI
$25.5K $18.09/SF
− OpEx
−$7.7K −$5.43/SF
NOI
$17.9K $12.66/SF
Area
ZIP 70119
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%
$357,580
Cap Rate 7%
$255,414
Cap Rate 9%
$198,656
Alternative Uses
Best Use
Multifamily LT 5
$255.4K
$223.5K – $298.0K
NOI $17,879 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$234.8K
$205.4K – $273.9K
NOI $16,434 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$369.5K
$323.3K – $431.1K
NOI $25,863 @ 7.0% cap · market cap 8.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer individual layouts, spacious kitchens, outdoor areas, and a full-length driveway.
Where is this duplex located?
The property is located at 1562 N DORGENOIS 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: 1,412‑square‑foot duplex with two 1‑bed, 1‑bath units; One unit includes a bonus room, washer and dryer, and additional flexible space; New 2025 asphalt roof with new front gutters
