Duplex with Shared Backyard
For Sale
$265,000
4125 D'HEMECOURT Street, New Orleans, LA 70119
MULTI_FAMILY - New Orleans, LA
Property Size1,716 SF
Lot Size0.11 Acres
Price / SF$154.43
Days on Market146
Property Features for 4125 D'HEMECOURT Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
105305426
Size
1,716 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Description
SQ 779 LOT 28 D HEMECOURT 30 4X159 10 4X159 10
Legal Description
SQ 779 LOT 28 D HEMECOURT 30 4X159 10 4X159 10
Utilities
Cooling system
Window Unit(s)
Water source
Public
Amenities
washer and dryer hookups
shared backyard
front porch
Building Details
Year built
1930
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
REVE, REALTORS
(504) 300-0700
Listed By:
Gabriella Francescon · License #995706223
(504) 909-4435
Added: Mar 20
Changed: Jul 29
Last Checked: Aug 12 at 8:06PM
MLS# 2548187
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 duplex offers a traditional double parlor layout in each unit, with generous natural light. Both residences are tenant-occupied and include individual washer and dryer hookups, plus access to a shared backyard and front porch. Exterior features include a porch and a fenced yard. Cooling is provided via window unit(s), and the property is supported by public water with a shingle roof.
Set on a 0.1113-acre lot at 4125 D'Hemecourt Street in New Orleans (70119), the property is positioned just half a block off Carrollton Avenue. Nearby amenities referenced in the surrounding area include Mandina’s, Angelo Brocato’s, and Revel, along with proximity to City Park, Costco, and Interstate 10.
Built in 1930, the building presents a well-maintained, updated opportunity with two tenant-occupied units.
Set on a 0.1113-acre lot at 4125 D'Hemecourt Street in New Orleans (70119), the property is positioned just half a block off Carrollton Avenue. Nearby amenities referenced in the surrounding area include Mandina’s, Angelo Brocato’s, and Revel, along with proximity to City Park, Costco, and Interstate 10.
Built in 1930, the building presents a well-maintained, updated opportunity with two tenant-occupied units.
Key Highlights
- 0.1113‑acre lot at 4125 D'Hemecourt Street (New Orleans, LA 70119)
- Traditional double parlor layout in each unit
- Both units are tenant‑occupied with individual washer and dryer hookups
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
$21,729
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
8.20%
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%
$434,580
$434.6K
Cap Rate 7%
$310,414
$310.4K
Cap Rate 9%
$241,433
$241.4K
Market Conditions
NOI Build-Up for 1,716 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
$34.0K $19.80/SF
− Vacancy
−$2.9K −$1.71/SF
EGI
$31.0K $18.09/SF
− OpEx
−$9.3K −$5.43/SF
NOI
$21.7K $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%
$434,580
Cap Rate 7%
$310,414
Cap Rate 9%
$241,433
Alternative Uses
Best Use
Multifamily LT 5
$310.4K
$271.6K – $362.2K
NOI $21,729 @ 7.0% cap · market cap 8.20%
Second Best
Apartment 5plus
$285.3K
$249.7K – $332.9K
NOI $19,972 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$449.0K
$392.9K – $523.9K
NOI $31,432 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,802
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
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Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex with individual washer and dryer hookups, shared backyard access, porch, and fenced yard
Where is this duplex located?
The property is located at 4125 D'HEMECOURT Street New Orleans, LA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 0.1113‑acre lot at 4125 D'Hemecourt Street (New Orleans, LA 70119); Traditional double parlor layout in each unit; Both units are tenant‑occupied with individual washer and dryer hookups
