Two-Unit Duplex with Off-Street
For Sale
$209,000
1123-25 Mazant Street, New Orleans, LA 70117
Both residences include two bedrooms, one full bathroom, and flexible living arrangements for an owner-occupant or rental strategy.
Property Size1,404 SF
Price / SF$148.86
Days on Market357
Property Features for 1123-25 Mazant Street
General Information
Standard status
Active
Size
1,404 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
Window Unit(s)
Other Heat
1
2
4
Other
Pillar/Post/Pier
Wood Siding
Porch
Building Details
Year Built
1910
Listing Agency:
Compass
Listed By:
Bianca Bonilla · License #995706073
(504) 339-3182
Source:
Compass
Added: Sep 12, 2025
Changed: Sep 2
Last Checked: Sep 1 at 11:34PM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1910, this duplex contains 1,404 square feet across two residences, each configured with two bedrooms and one full bathroom. The property includes wood siding, a porch, pillar/post/pier construction, window unit cooling, and other heat. Off-street parking adds convenience, while the layout can support occupying one residence and renting the other. The property is offered as-is, and the stated measurements are approximate.
The building is located at 1123-25 Mazant Street in New Orleans' Bywater neighborhood. Crescent Park and its dog park are nearby, along with The Joint, Malimo Coffee, Jamaican Jerk House, Boka Bikes, Bacchanal Wine, Pizza Delicious, Bywater Bakery, local art galleries, Satsuma, and additional restaurants and bars. The property may also be purchased as part of a package with three other nearby properties.
The building is located at 1123-25 Mazant Street in New Orleans' Bywater neighborhood. Crescent Park and its dog park are nearby, along with The Joint, Malimo Coffee, Jamaican Jerk House, Boka Bikes, Bacchanal Wine, Pizza Delicious, Bywater Bakery, local art galleries, Satsuma, and additional restaurants and bars. The property may also be purchased as part of a package with three other nearby properties.
Key Highlights
- Two‑unit duplex with 1,404 square feet of property size
- Each unit offers 2 bedrooms and 1 full bathroom
- Off‑street parking included
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
$17,778
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
8.51%
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%
$355,560
$355.6K
Cap Rate 7%
$253,971
$254.0K
Cap Rate 9%
$197,533
$197.5K
Market Conditions
NOI Build-Up for 1,404 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
$27.8K $19.80/SF
− Vacancy
−$2.4K −$1.71/SF
EGI
$25.4K $18.09/SF
− OpEx
−$7.6K −$5.43/SF
NOI
$17.8K $12.66/SF
Area
New Orleans, LA
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%
$355,560
Cap Rate 7%
$253,971
Cap Rate 9%
$197,533
Alternative Uses
Best Use
Multifamily LT 5
$254.0K
$222.2K – $296.3K
NOI $17,778 @ 7.0% cap · market cap 8.51%
Second Best
Apartment 5plus
$233.4K
$204.3K – $272.4K
NOI $16,341 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$356.9K
$312.3K – $416.3K
NOI $24,980 @ 7.0% cap · market cap 11.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
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 - Both residences include two bedrooms, one full bathroom, and flexible living arrangements for an owner-occupant or rental strategy.
Where is this duplex located?
The property is located at 1123-25 Mazant Street New Orleans, LA.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,404 square feet of property size; Each unit offers 2 bedrooms and 1 full bathroom; Off‑street parking included
