Cottage-Style Duplex with Outdoor
For Sale
$570,000
4143-45 IBERVILLE Street, New Orleans, LA 70119
Multi-Family, Creole Cottage, New Orleans, LA
Property Size2,634 SF
Price / SF$216.40
Days on Market14
Property Features for 4143-45 IBERVILLE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Driveway, Off Street
Patio and Porch features
Patio
Exterior features
Driveway Permeable Surface, Fence, Outdoor Entertainment Area Beyond Your Average Patio
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
206208611
Size
2,634 SF
Taxes and HOA fees
Tax Description
SQ 557 PT LOT 3 IBERVILLE 10X135 LOT 4 IBERVILLE 30X135 4143-45 IBERVILLE ST
Legal Description
SQ 557 PT LOT 3 IBERVILLE 10X135 LOT 4 IBERVILLE 30X135 4143-45 IBERVILLE ST
Utilities
Heating system
Central
Cooling system
Window Unit(s), Central Air
Water source
Public
Amenities
covered entertainment area
hot tub
off-street parking
storage shed
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Cottage
Listing Agency:
NOLA Real Estate 4-U, LLC
(504) 304-9597
Listed By:
Sandra Bondi
(504) 858-4136
Added: Sep 12
Changed: Sep 15
Last Checked: Sep 25 at 3:06AM
MLS# 2576694
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.
Built in 1920, this cottage-style duplex contains two distinct residences totaling 2,634 square feet. Each side includes two bedrooms and one and a half baths, with 12-foot ceilings and access to the backyard. The 4143 residence adds hardwood flooring, quartz countertops, an oversized range and oven, vent hood, beverage cooler, central HVAC, and indoor laundry. The 4145 residence has fresh paint and exterior laundry. Both units have been freshly painted, while sewer and supply lines were replaced in 2015.
The property includes a covered outdoor entertainment area, patio, hot tub, fenced yard, storage shed, permeable-surface driveway, and additional off-street parking. Public water serves the property, with central and window-unit cooling and central heat. It is positioned near restaurants, cocktail bars, neighborhood shops, groceries, City Park, Canal Street streetcar service, and the Endymion Parade Route in New Orleans' Mid-City area.
The property includes a covered outdoor entertainment area, patio, hot tub, fenced yard, storage shed, permeable-surface driveway, and additional off-street parking. Public water serves the property, with central and window-unit cooling and central heat. It is positioned near restaurants, cocktail bars, neighborhood shops, groceries, City Park, Canal Street streetcar service, and the Endymion Parade Route in New Orleans' Mid-City area.
Key Highlights
- Duplex totals 2,634 square feet with two 2‑bedroom, 1.5‑bath residences
- 1920 cottage‑style construction with 12‑foot ceilings in both units
- 4143 side features hardwood floors, quartz counters, central HVAC, indoor laundry, and beverage cooler
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
$33,353
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
5.85%
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%
$667,060
$667.1K
Cap Rate 7%
$476,471
$476.5K
Cap Rate 9%
$370,589
$370.6K
Market Conditions
NOI Build-Up for 2,634 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
$52.2K $19.80/SF
− Vacancy
−$4.5K −$1.71/SF
EGI
$47.6K $18.09/SF
− OpEx
−$14.3K −$5.43/SF
NOI
$33.4K $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%
$667,060
Cap Rate 7%
$476,471
Cap Rate 9%
$370,589
Alternative Uses
Best Use
Multifamily LT 5
$476.5K
$416.9K – $555.9K
NOI $33,353 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$438.0K
$383.2K – $511.0K
NOI $30,657 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$689.2K
$603.1K – $804.1K
NOI $48,246 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,070
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences combine original architectural character with updated interiors and shared outdoor amenities.
Where is this duplex located?
The property is located at 4143-45 IBERVILLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: Duplex totals 2,634 square feet with two 2‑bedroom, 1.5‑bath residences; 1920 cottage‑style construction with 12‑foot ceilings in both units; 4143 side features hardwood floors, quartz counters, central HVAC, indoor laundry, and beverage cooler
