Duplex with Off-Street
For Sale
$295,000
1323 25 Deslonde St, New Orleans, LA 70117
Each unit offers two bedrooms, two full bathrooms, central air and heat, and real wood flooring.
Property Size1,807 SF
Price / SF$163.25
Days on Market15
Property Features for 1323 25 Deslonde St
General Information
Standard status
Active
Size
1,807 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
central air and heat
real wood floors
tankless gas water heaters
off-street parking
Building Details
Year Built
2022
Buildings
1
Listing Agency:
eXp Realty, LLC
(504) 513-3109
Listed By:
Frank Williams · License #000001700
Source:
Dominionplace
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 31 at 6:59PM
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 duplex contains two separate residences within 1,807 SF. Each side is configured with two bedrooms and two full bathrooms, creating a consistent layout across both units. Central air and heat provide year-round climate control, while real wood floors add a durable interior finish. Tankless gas water heaters serve each residence, and off-street parking is included.
The property is located in New Orleans’ Lower Ninth Ward, an area recognized in the source information for its African American culture and history. The surrounding community includes the Lower Ninth Ward Living Museum, with access to the French Quarter and downtown New Orleans also noted. The address is 1323 25 Deslonde St, New Orleans, LA 70117.
The property is located in New Orleans’ Lower Ninth Ward, an area recognized in the source information for its African American culture and history. The surrounding community includes the Lower Ninth Ward Living Museum, with access to the French Quarter and downtown New Orleans also noted. The address is 1323 25 Deslonde St, New Orleans, LA 70117.
Key Highlights
- Two‑unit duplex with 1,807 SF
- Each side includes 2 bedrooms and 2 full bathrooms
- Built in 2022
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
Property Profile
Current Use
Lease Details
2
Residential units
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 unit offers two bedrooms, two full bathrooms, central air and heat, and real wood flooring.
Where is this duplex located?
The property is located at 1323 25 Deslonde St 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 duplex with 1,807 SF; Each side includes 2 bedrooms and 2 full bathrooms; Built in 2022
