Modern Two-Unit
For Sale
$295,000
1323-25 Deslonde Street, New Orleans, LA 70117
Each residence includes two bedrooms, two full baths, and central climate control.
Property Size1,807 SF
Price / SF$163.25
Days on Market393
Property Features for 1323-25 Deslonde Street
General Information
Standard status
Active
Size
1,807 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Amenities
Central Air
Central
1
4
Other
Pillar/Post/Pier
HardiPlank Type
Porch
Building Details
Year Built
2022
Listing Agency:
eXp Realty, LLC
Listed By:
Frank Williams · License #000001700
(985) 326-1858
Source:
Compass
Added: Aug 7, 2025
Changed: Sep 2
Last Checked: Sep 1 at 10:34PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
Built in 2022, this two-unit duplex at 1323-25 Deslonde Street provides a consistent layout on both sides, with two bedrooms and two full bathrooms per residence. Interior finishes include real wood flooring, while central air and heat support year-round comfort. Tankless gas water heaters add an energy-efficient hot-water system, and off-street parking is included. The exterior features HardiePlank siding, a porch, and pillar/post/pier construction.
The property is located in New Orleans’ Lower Ninth Ward, a community recognized for its African American history and ongoing reinvestment. The Lower Ninth Ward Living Museum is nearby, with access to the French Quarter and downtown New Orleans also noted. The duplex configuration supports separate residential occupancy within a single property.
The property is located in New Orleans’ Lower Ninth Ward, a community recognized for its African American history and ongoing reinvestment. The Lower Ninth Ward Living Museum is nearby, with access to the French Quarter and downtown New Orleans also noted. The duplex configuration supports separate residential occupancy within a single property.
Key Highlights
- Two‑unit configuration with 2 bedrooms and 2 full bathrooms on each side
- Built in 2022
- 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
$22,881
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
7.76%
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%
$457,620
$457.6K
Cap Rate 7%
$326,871
$326.9K
Cap Rate 9%
$254,233
$254.2K
Market Conditions
NOI Build-Up for 1,807 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
$35.8K $19.80/SF
− Vacancy
−$3.1K −$1.71/SF
EGI
$32.7K $18.09/SF
− OpEx
−$9.8K −$5.43/SF
NOI
$22.9K $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%
$457,620
Cap Rate 7%
$326,871
Cap Rate 9%
$254,233
Alternative Uses
Best Use
Multifamily LT 5
$326.9K
$286.0K – $381.4K
NOI $22,881 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$300.4K
$262.9K – $350.5K
NOI $21,031 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$459.3K
$401.9K – $535.8K
NOI $32,150 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
580
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 - Each residence includes two bedrooms, two full baths, and central climate control.
Where is this duplex located?
The property is located at 1323-25 Deslonde Street New Orleans, LA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two‑unit configuration with 2 bedrooms and 2 full bathrooms on each side; Built in 2022; Off‑street parking included
