Cottage-Style
For Sale
$149,000
3512 GIBSON Street, New Orleans, LA 70122
Multi-Family, Cottage, New Orleans, LA
Property Size1,296 SF
Lot Size0.09 Acres
Price / SF$114.97
Days on Market360
Property Features for 3512 GIBSON Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Lot features
Regular
Standard status
Active
APN
37W410504
Size
1,296 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Description
SQ 2316 LOT 10 GIBSON 36X105 SGLE/FR 6/RM A/R
Legal Description
SQ 2316 LOT 10 GIBSON 36X105 SGLE/FR 6/RM A/R
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Number of units
1
Roof type
Shingle
Architectural style
Cottage
Listing Agency:
AT Home Realty Group
(504) 352-6063
Listed By:
Santiago Compass · License #995686932
(504) 919-3999
Added: Sep 9, 2025
Changed: Aug 26
Last Checked: Sep 3 at 12:06PM
MLS# 2521019
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 cottage-style duplex contains 1,296 square feet and was built in 1970. The property includes central heating, central air conditioning, a shingle roof, and off-street parking. Public water serves the site.
Set on approximately 0.0868 acres at 3512 GIBSON Street in New Orleans, Louisiana, the property carries a compact residential configuration suited to its duplex classification. The surrounding jurisdiction is Orleans Parish, and the postal code is 70122.
Set on approximately 0.0868 acres at 3512 GIBSON Street in New Orleans, Louisiana, the property carries a compact residential configuration suited to its duplex classification. The surrounding jurisdiction is Orleans Parish, and the postal code is 70122.
Key Highlights
- Duplex property with 1,296 square feet
- Built in 1970 with cottage architectural style
- Situated on 0.0868 acres
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
$13,427
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
9.01%
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%
$268,540
$268.5K
Cap Rate 7%
$191,814
$191.8K
Cap Rate 9%
$149,189
$149.2K
Market Conditions
NOI Build-Up for 1,296 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
$21.0K $16.20/SF
− Vacancy
−$1.8K −$1.40/SF
EGI
$19.2K $14.80/SF
− OpEx
−$5.8K −$4.44/SF
NOI
$13.4K $10.36/SF
Area
ZIP 70122
Vacancy
8.64%
Lease Rate
$16.20 /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%
$268,540
Cap Rate 7%
$191,814
Cap Rate 9%
$149,189
Alternative Uses
Best Use
Multifamily LT 5
$191.8K
$167.8K – $223.8K
NOI $13,427 @ 7.0% cap · market cap 9.01%
Second Best
Apartment 5plus
$166.6K
$145.8K – $194.4K
NOI $11,663 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$339.1K
$296.7K – $395.7K
NOI $23,739 @ 7.0% cap · market cap 15.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Explore this area
Business Placement
Demographics for 70122, LA
34,986
Population
17,131
Households
2
Avg Household Size
39
Median Age
37%
College-Educated
89%
High-School Grad
6.3 sq mi
ZIP Area
5,553
Density / Sq Mi
$47,613
Median Household Income
$38,248
Median Earnings
$1,196
Median Rent
$274,700
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 - Residential property with central heating and cooling, off-street parking, and public water service.
Where is this duplex located?
The property is located at 3512 GIBSON Street New Orleans, LA.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: Duplex property with 1,296 square feet; Built in 1970 with cottage architectural style; Situated on 0.0868 acres
