Duplex with Fenced
For Sale
$469,000
4519 DHEMECOURT Street, New Orleans, LA 70119
New Orleans, LA
Property Size2,144 SF
Price / SF$218.75
Days on Market44
Property Features for 4519 DHEMECOURT Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3
Standard status
Active
Size
2,144 SF
Amenities
private fenced-in yards
Building Details
Year built
2015
Listing Agency:
Engel & Volkers New Orleans · Engel & Völkers
(504) 234-5000
Listed By:
Francesca Brennan · License #912122600
Added: Jul 17
Changed: Aug 20
Last Checked: Aug 29 at 4:06AM
MLS# 2560434
Copyright © 2026 Engel & Völkers. 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 2015, this 2,144-square-foot duplex includes two separate homes on a single lot. Each residence offers two bedrooms, one-and-a-half baths, an open-concept floor plan, modern finishes, abundant natural light, and functional living areas. Both homes have private fenced yards, while the rear residence provides added separation within the property.
The property is located in New Orleans’ Mid-City neighborhood near St. Patrick Playground, Mid-City Yacht Club, City Park, and the Lafitte Greenway. Restaurants, neighborhood bars, and other dining and entertainment options are also nearby. The configuration supports owner occupancy with rental income, multigenerational living, or use as a two-unit residential income property.
The property is located in New Orleans’ Mid-City neighborhood near St. Patrick Playground, Mid-City Yacht Club, City Park, and the Lafitte Greenway. Restaurants, neighborhood bars, and other dining and entertainment options are also nearby. The configuration supports owner occupancy with rental income, multigenerational living, or use as a two-unit residential income property.
Key Highlights
- Two homes on one lot with 2,144 square feet total
- Each residence includes 2 bedrooms and 1.5 baths
- Built in 2015
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
$27,148
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
5.79%
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%
$542,960
$543.0K
Cap Rate 7%
$387,829
$387.8K
Cap Rate 9%
$301,644
$301.6K
Market Conditions
NOI Build-Up for 2,144 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
$42.5K $19.80/SF
− Vacancy
−$3.7K −$1.71/SF
EGI
$38.8K $18.09/SF
− OpEx
−$11.6K −$5.43/SF
NOI
$27.1K $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%
$542,960
Cap Rate 7%
$387,829
Cap Rate 9%
$301,644
Alternative Uses
Best Use
Multifamily LT 5
$387.8K
$339.4K – $452.5K
NOI $27,148 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$356.5K
$311.9K – $415.9K
NOI $24,954 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$561.0K
$490.9K – $654.5K
NOI $39,271 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,280
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two homes occupy an extra-deep lot, with private fenced yards and one residence positioned behind the other.
Where is this duplex located?
The property is located at 4519 DHEMECOURT Street New Orleans, LA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: Two homes on one lot with 2,144 square feet total; Each residence includes 2 bedrooms and 1.5 baths; Built in 2015
