Camelback Duplex with Garden
1021-23 Poland Avenue New Orleans, LA 70117
1021-23 Poland Avenue, New Orleans, LA, 70117
$599,900
For Sale
$599,900
Updated camelback duplex plus garden house on an oversized lot, featuring a fenced patio and multiple outdoor spaces.
Property Size2,944 SF
Price / SF$203.77
Days on Market54
Property Features for 1021-23 Poland Avenue
General Information
- Standard status
- Active
- Size
- 2,944 SF
- Property subtype
- MULTI FAMILY FOR SALE / Townhouse
Building Details
- Year Built
- 1919
Listing agency
Keller Williams Realty New Orleans
(504) 777-1773
Listed by
Michael Styles · License #995690479
(504) 777-1773
Source
Compass
Added: May 30 Updated: Jul 21 at 4:36AM Checked: Jul 22 at 10:52AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty New Orleans
Investment Insights
Based on property information with market context.
This camelback duplex includes two residential units along with an accessory garden house, all set on an oversized lot. The property has been thoughtfully maintained and updated, including a full exterior paint job, new sewer line servicing the units, complete ductwork replacement, and a rebuilt back balcony and deck. Interiors retain New Orleans character with original hardwood floors, soaring ceilings, and exposed brick fireplaces. Each unit is described as a non-shotgun layout with bonus rooms off the primary bedrooms that can function as home offices.
Outdoor space is a highlight, with a covered front porch, a fully fenced and private patio, and a newly rebuilt back balcony. The driveway is currently used as additional patio space and can be converted back to accommodate at least two vehicles. The property is located in preferred Flood Zone X and is described as being just steps from Bacchanal, the Music Box Village, and the End of the World Dog Park, with easy access to the French Quarter.
The updates and configuration support a turnkey owner-occupant or rental-focused use, with the added accessory structure expanding flexibility on the site.
Outdoor space is a highlight, with a covered front porch, a fully fenced and private patio, and a newly rebuilt back balcony. The driveway is currently used as additional patio space and can be converted back to accommodate at least two vehicles. The property is located in preferred Flood Zone X and is described as being just steps from Bacchanal, the Music Box Village, and the End of the World Dog Park, with easy access to the French Quarter.
The updates and configuration support a turnkey owner-occupant or rental-focused use, with the added accessory structure expanding flexibility on the site.
Key Highlights
- Camelback duplex plus garden house on an oversized lot in the Bywater, built in 1919
- Each unit has a non‑shotgun layout with bonus rooms off the primary bedrooms for offices or flex space
- Interiors feature original hardwood floors, soaring ceilings, and exposed brick fireplaces
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $58.3k | $19.80 |
| − Vacancy | −$5.0k | −$1.71 |
| EGI | $53.3k | $18.09 |
| − OpEx | −$16.0k | −$5.43 |
| NOI | $37.3k | $12.66 |
2,944 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$532.5K
$466.0K – $621.3K
NOI $37,278 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$489.5K
$428.3K – $571.1K
NOI $34,265 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$748.3K
$654.7K – $873.0K
NOI $52,379 @ 7.0% cap · market cap 8.73%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Updated camelback duplex plus garden house on an oversized lot, featuring a fenced patio and multiple outdoor spaces.
Where is this duplex located?
The property is located at 1021-23 Poland Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Camelback duplex plus garden house on an oversized lot in the Bywater, built in 1919; Each unit has a non‑shotgun layout with bonus rooms off the primary bedrooms for offices or flex space; Interiors feature original hardwood floors, soaring ceilings, and exposed brick fireplaces
