Contemporary Duplex with Private
For Sale
$385,000
3213 TOLEDANO Street, New Orleans, LA 70125
Multi-Family, Contemporary, New Orleans, LA
Property Size2,475 SF
Lot Size0.08 Acres
Price / SF$155.56
Days on Market120
Property Features for 3213 TOLEDANO Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Exterior features
Fence
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
412402912
Size
2,475 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
SQ 439 LOT 16 TOLEDANO 31X114 OVER 119
Legal Description
SQ 439 LOT 16 TOLEDANO 31X114 OVER 119
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
stainless steel appliances
stone countertops
open-concept living spaces
private balcony
9-foot ceilings
10-foot ceilings
storage
Building Details
Year built
2025
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Maya Madison · License #995693263
(504) 517-6292
Added: May 9
Changed: Aug 26
Last Checked: Sep 5 at 10:06PM
MLS# 2556973
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 contemporary duplex contains two residential units, each with 3 bedrooms and 2 full baths. The 2,475-square-foot property includes stainless steel appliances, stone countertops, open-concept living areas, and central heating and cooling. The upper unit adds a private balcony and 9-foot ceilings, while the lower unit provides 10-foot ceilings and ample storage. The property has a fenced exterior, shingle roof, and public water service.
A long driveway leads to rear off-street parking for two cars. Built in 2025, the duplex occupies 0.0829 acres in New Orleans, Louisiana.
A long driveway leads to rear off-street parking for two cars. Built in 2025, the duplex occupies 0.0829 acres in New Orleans, Louisiana.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 full baths in each unit
- 2,475 square feet on a 0.0829‑acre lot
- Contemporary design with stainless steel appliances and stone countertops
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
$31,340
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
8.14%
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%
$626,800
$626.8K
Cap Rate 7%
$447,714
$447.7K
Cap Rate 9%
$348,222
$348.2K
Market Conditions
NOI Build-Up for 2,475 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
$49.0K $19.80/SF
− Vacancy
−$4.2K −$1.71/SF
EGI
$44.8K $18.09/SF
− OpEx
−$13.4K −$5.43/SF
NOI
$31.3K $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%
$626,800
Cap Rate 7%
$447,714
Cap Rate 9%
$348,222
Alternative Uses
Best Use
Multifamily LT 5
$447.7K
$391.8K – $522.3K
NOI $31,340 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$411.5K
$360.1K – $480.1K
NOI $28,806 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$629.1K
$550.4K – $733.9K
NOI $44,034 @ 7.0% cap · market cap 11.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,692
Businesses Nearby
Explore this area
Business Placement
Demographics for 70125, LA
17,457
Population
7,972
Households
2.2
Avg Household Size
33
Median Age
46%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
7,590
Density / Sq Mi
$58,956
Median Household Income
$39,623
Median Earnings
$1,292
Median Rent
$428,600
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?
Duplex - Two three-bedroom units feature modern finishes and rear off-street parking.
Where is this duplex located?
The property is located at 3213 TOLEDANO Street New Orleans, LA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 full baths in each unit; 2,475 square feet on a 0.0829‑acre lot; Contemporary design with stainless steel appliances and stone countertops
