Renovated Duplex with
For Sale
$275,000
2312 AUBRY Street, New Orleans, LA 70119
Multi-Family, Traditional, New Orleans, LA
Property Size1,832 SF
Lot Size0.08 Acres
Price / SF$150.11
Days on Market73
Property Features for 2312 AUBRY Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway, Off Street
Patio and Porch features
Porch
Exterior features
Balcony, Fence, Porch
Fencing
Fenced
Lot features
Irregular
Standard status
Active
APN
37W206016
Size
1,832 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
AS PER TITLE
Legal Description
AS PER TITLE
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Galiano Realty
(504) 256-6311
Listed By:
Rachel Silvers · License #995694275
(504) 475-4775
Added: Jun 24
Changed: Aug 26
Last Checked: Sep 4 at 1:06AM
MLS# 2564383
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 1,832-square-foot duplex contains two updated residences, each configured with two bedrooms and one bathroom. Both units feature open living areas and butcher block countertops. The upper residence includes stainless steel appliances, a covered front porch, and a rear porch facing the fenced yard. The lower residence offers a covered patio and driveway parking. Each unit also has washer and dryer hookups.
Recent property improvements include a new roof and new HVAC system. Central heating and central air serve the building, while public water supports the property. The 0.0794-acre parcel includes a fenced backyard, shingle roofing, and off-street parking. Built in 2001, the property is located in New Orleans, Louisiana, with access to I-10 and proximity to Downtown and the French Quarter.
Recent property improvements include a new roof and new HVAC system. Central heating and central air serve the building, while public water supports the property. The 0.0794-acre parcel includes a fenced backyard, shingle roofing, and off-street parking. Built in 2001, the property is located in New Orleans, Louisiana, with access to I-10 and proximity to Downtown and the French Quarter.
Key Highlights
- Two‑unit duplex with 1,832 square feet of building area
- Each residence includes 2 bedrooms and 1 bathroom
- New roof and new HVAC system
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
$23,198
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
8.44%
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%
$463,960
$464.0K
Cap Rate 7%
$331,400
$331.4K
Cap Rate 9%
$257,756
$257.8K
Market Conditions
NOI Build-Up for 1,832 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
$36.3K $19.80/SF
− Vacancy
−$3.1K −$1.71/SF
EGI
$33.1K $18.09/SF
− OpEx
−$9.9K −$5.43/SF
NOI
$23.2K $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%
$463,960
Cap Rate 7%
$331,400
Cap Rate 9%
$257,756
Alternative Uses
Best Use
Multifamily LT 5
$331.4K
$290.0K – $386.6K
NOI $23,198 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$304.6K
$266.5K – $355.4K
NOI $21,322 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$479.4K
$419.5K – $559.3K
NOI $33,556 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,056
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
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 - Updated two-unit property with private outdoor areas, dedicated parking, and separate laundry hookups.
Where is this duplex located?
The property is located at 2312 AUBRY Street New Orleans, LA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,832 square feet of building area; Each residence includes 2 bedrooms and 1 bathroom; New roof and new HVAC system
