Updated Triplex With Historic
For Sale
$580,000
2708-12 DUBLIN Street, New Orleans, LA 70118
Multi-Family, Arts and Crafts, New Orleans, LA
Property Size2,806 SF
Price / SF$206.70
Days on Market25
Property Features for 2708-12 DUBLIN Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Patio and Porch features
Porch
Exterior features
Balcony, Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
Carrollton
Standard status
Active
APN
12
Size
2,806 SF
Taxes and HOA fees
Tax Description
SQ 390 LOT C DUBLIN 40 X 120
Legal Description
SQ 390 LOT C DUBLIN 40 X 120
Utilities
Heating system
Central
Cooling system
Window Unit(s), Central Air
Water source
Public
Amenities
central air conditioning
private washer/dryers
wood floors
original fireplaces
back porch/deck
yard
Building Details
Year built
1930
Floors in Building
2
Number of units
3
Architectural style
Other
Listing Agency:
REVE, REALTORS
(504) 300-0700
Listed By:
Stephen Mock
(504) 259-4657
Added: Aug 10
Changed: Aug 19
Last Checked: Sep 3 at 4:06PM
MLS# 2568437
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 2,806-square-foot triplex, built in 1930, contains three updated units in a shotgun-style layout with possible one- or two-bedroom configurations. The upper residences include central air conditioning, private washer and dryer connections, wood flooring, original fireplaces, original woodwork, and abundant windows. The lower-level unit has a full kitchen, renovated bathroom, laminate flooring, reasonable ceiling height, and window units. A fenced yard, porch, rear deck, and off-street parking for 5+ cars serve the property. The garage may offer a possible fourth-unit configuration. The roof is scheduled for replacement before closing.
The property is in New Orleans and provides access to universities, the Ochsner Campus, Earhart Boulevard, I-10, shopping, and dining. Public water service is in place, and the property is identified as being in an X flood zone.
The property is in New Orleans and provides access to universities, the Ochsner Campus, Earhart Boulevard, I-10, shopping, and dining. Public water service is in place, and the property is identified as being in an X flood zone.
Key Highlights
- Three‑unit property with 2,806 square feet and 1930 construction
- Upper units feature central air, private washer/dryers, wood floors, fireplaces, and original woodwork
- Lower unit includes a full kitchen, renovated bath, laminate flooring, and window units
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
$35,531
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
6.13%
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%
$710,620
$710.6K
Cap Rate 7%
$507,586
$507.6K
Cap Rate 9%
$394,789
$394.8K
Market Conditions
NOI Build-Up for 2,806 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
$55.6K $19.80/SF
− Vacancy
−$4.8K −$1.71/SF
EGI
$50.8K $18.09/SF
− OpEx
−$15.2K −$5.43/SF
NOI
$35.5K $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%
$710,620
Cap Rate 7%
$507,586
Cap Rate 9%
$394,789
Alternative Uses
Best Use
Multifamily LT 5
$507.6K
$444.1K – $592.2K
NOI $35,531 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$466.6K
$408.2K – $544.3K
NOI $32,659 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$713.2K
$624.0K – $832.1K
NOI $49,923 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
830
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
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?
Triplex - Three renovated units offer private laundry, off-street parking, outdoor space, and a mix of central and window-based cooling.
Where is this triplex located?
The property is located at 2708-12 DUBLIN Street New Orleans, LA.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Three‑unit property with 2,806 square feet and 1930 construction; Upper units feature central air, private washer/dryers, wood floors, fireplaces, and original woodwork; Lower unit includes a full kitchen, renovated bath, laminate flooring, and window units
