Renovated Duplex with Side-by-Side
For Sale
$980,000
1132-34 Saint Andrew St, New Orleans, LA 70130
Two-story configuration with private brick patios, updated kitchens, and polished interior finishes.
Property Size4,136 SF
Price / SF$236.94
Days on Market291
Property Features for 1132-34 Saint Andrew St
General Information
Standard status
Active
Size
4,136 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Amenities
wood floors
moldings and mill work
recessed lighting
pocket doors
gourmet kitchen
granite counter tops
stainless steel appliances
travertine floors
custom back splashes
den with French doors
brick patios
front porches
iron railings and fencing
attractive landscaping
spray foam insulated attic
Building Details
Buildings
1
Stories
2
Listing Agency:
Compass Uptown (LATT07)
(504) 250-4122
Listed By:
Britton Galloway
(504) 250-4122
Source:
Exprealty
Added: Nov 15, 2025
Changed: Aug 30
Last Checked: Sep 2 at 2:14AM
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 Uptown (LATT07)
Investment Insights
Based on property information with market context.
This 4,136-square-foot duplex contains two side-by-side, two-story residences, each with three bedrooms and 2.5 baths. Both units feature wood flooring, detailed millwork, recessed lighting, pocket doors, and kitchens with granite countertops, stainless steel appliances, travertine flooring, and custom backsplashes. The kitchens connect to dens that open through French doors to individual brick patios.
The property underwent a studs-out renovation and includes a 2025 roof, spray-foam insulation in the attic, and wrapped pipes beneath the building. Unit 1134 has additional lighting and hardware improvements, antique stained glass in its spacious bath, and new HVAC. Front porches, iron railings, fencing, and landscaping complete the exterior presentation.
Located at 1132-34 Saint Andrew St in New Orleans, the duplex is steps from Magazine St shops and restaurants.
The property underwent a studs-out renovation and includes a 2025 roof, spray-foam insulation in the attic, and wrapped pipes beneath the building. Unit 1134 has additional lighting and hardware improvements, antique stained glass in its spacious bath, and new HVAC. Front porches, iron railings, fencing, and landscaping complete the exterior presentation.
Located at 1132-34 Saint Andrew St in New Orleans, the duplex is steps from Magazine St shops and restaurants.
Key Highlights
- 4,136 SF side‑by‑side duplex with two‑story residences
- Each unit includes 3 bedrooms and 2.5 baths
- Studs‑out renovation with wood floors, millwork, recessed lighting, and pocket doors
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
$52,372
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
5.34%
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%
$1,047,440
$1.0M
Cap Rate 7%
$748,171
$748.2K
Cap Rate 9%
$581,911
$581.9K
Market Conditions
NOI Build-Up for 4,136 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
$81.9K $19.80/SF
− Vacancy
−$7.1K −$1.71/SF
EGI
$74.8K $18.09/SF
− OpEx
−$22.4K −$5.43/SF
NOI
$52.4K $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%
$1,047,440
Cap Rate 7%
$748,171
Cap Rate 9%
$581,911
Alternative Uses
Best Use
Multifamily LT 5
$748.2K
$654.7K – $872.9K
NOI $52,372 @ 7.0% cap · market cap 5.34%
Second Best
Apartment 5plus
$687.7K
$601.7K – $802.3K
NOI $48,138 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$1.05M
$919.8K – $1.23M
NOI $73,586 @ 7.0% cap · market cap 7.51%
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
2,342
Businesses Nearby
Explore this area
Business Placement
Demographics for 70130, LA
14,521
Population
10,927
Households
1.3
Avg Household Size
38
Median Age
64%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
6,915
Density / Sq Mi
$82,758
Median Household Income
$52,492
Median Earnings
$1,410
Median Rent
$529,300
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-story configuration with private brick patios, updated kitchens, and polished interior finishes.
Where is this duplex located?
The property is located at 1132-34 Saint Andrew St New Orleans, LA.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: 4,136 SF side‑by‑side duplex with two‑story residences; Each unit includes 3 bedrooms and 2.5 baths; Studs‑out renovation with wood floors, millwork, recessed lighting, and pocket doors
