Renovated Duplex with Private
2033 GOVERNOR NICHOLLS Street New Orleans, LA 70116
For Sale
$449,000
MULTI_FAMILY - New Orleans, LA
Property Size2,258 SF
Price / SF$198.85
Days on Market20
Property Features for 2033 GOVERNOR NICHOLLS Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Patio and Porch features
Porch
Exterior features
Balcony, Porch
Standard status
Active
APN
2033-GOVNICHOLLSST
Size
2,258 SF
Taxes and HOA fees
Tax Description
SQ 258 LOT A GOV NICHOLLS 36X100 2033-35 GOV NICHOLLS STREET
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2006
Floors in Building
2
Number of units
2
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty New Orleans
(504) 862-0100
Listed By:
Brittany Picolo · License #995687117
(504) 862-0100
Added: Jul 8
Changed: Jul 16
Last Checked: Jul 27 at 11:06AM
MLS# 2566524
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 renovated duplex contains two separate residences under one roof, designed for flexible living and renting. Each unit provides 3 bedrooms and 2 full bathrooms with a private entrance and an open-concept layout. Interior finishes include luxury vinyl plank flooring, recessed lighting, and crown molding throughout, with abundant natural light. The kitchens feature custom cabinetry extending to the ceiling, quartz countertops and full-height quartz backsplashes, stainless steel appliances, brushed gold hardware, and spacious breakfast bars overlooking the living areas. Both units also include modern bathrooms with tiled walk-in showers, contemporary vanities, and premium fixtures. The first-floor unit has a custom walk-in closet in the primary suite, and the second-floor unit includes a front balcony. Additional shared benefits include a private rear deck, separate laundry areas, off-street parking, and low-maintenance landscaping.
The property is located in New Orleans near local restaurants, coffee shops, entertainment, parks, and many area attractions. The remarks note convenient access to the French Quarter, approximately 5 minutes away, as well as to downtown and other parts of the city.
For buyers seeking rental flexibility, the two self-contained residences support long-term rental income, owner-occupancy with supplemental rental income, or consideration of short-term rental use, as described in the listing. With updated interiors and multiple outdoor spaces, the property is positioned for tenants and owner-occupants looking for turnkey functionality in a duplex format.
The property is located in New Orleans near local restaurants, coffee shops, entertainment, parks, and many area attractions. The remarks note convenient access to the French Quarter, approximately 5 minutes away, as well as to downtown and other parts of the city.
For buyers seeking rental flexibility, the two self-contained residences support long-term rental income, owner-occupancy with supplemental rental income, or consideration of short-term rental use, as described in the listing. With updated interiors and multiple outdoor spaces, the property is positioned for tenants and owner-occupants looking for turnkey functionality in a duplex format.
Key Highlights
- Renovated duplex built in 2006 with central heating and central air
- Two residences, each with 3 bedrooms and 2 full bathrooms
- Each unit has a private entrance with open‑concept living space
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 | $44.7k | $19.80 |
| − Vacancy | −$3.9k | −$1.71 |
| EGI | $40.8k | $18.09 |
| − OpEx | −$12.3k | −$5.43 |
| NOI | $28.6k | $12.66 |
2,258 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$408.5K
$357.4K – $476.5K
NOI $28,592 @ 7.0% cap · market cap 6.37%
Second Best
Apartment 5plus
$375.4K
$328.5K – $438.0K
NOI $26,280 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$573.9K
$502.2K – $669.6K
NOI $40,174 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Renovated two-unit duplex offers two private residences, each with 3 bedrooms and 2 full baths.
Where is this duplex located?
The property is located at 2033 GOVERNOR NICHOLLS Street New Orleans, LA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Renovated duplex built in 2006 with central heating and central air; Two residences, each with 3 bedrooms and 2 full bathrooms; Each unit has a private entrance with open‑concept living space
