Renovated Victorian
For Sale
$399,000
2744-46 Dumaine St, New Orleans, LA 70119
Two-unit property with central air, private laundry, refreshed interiors, and a shared backyard.
Property Size1,662 SF
Price / SF$240.07
Days on Market43
Property Features for 2744-46 Dumaine St
General Information
Standard status
Active
Size
1,662 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
central air
in-unit laundry
shared backyard
Building Details
Year Built
1900
Buildings
1
Construction
Victorian
Listing Agency:
REVE, REALTORS
(504) 220-8558
Listed By:
Celeste Marshall · License #995686000
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 30 at 8:13PM
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 REVE, REALTORS
Investment Insights
Based on property information with market context.
This renovated Victorian duplex contains two residences, each with 2 bedrooms and 1 full bath. Both units feature central air, in-unit laundry, updated interior finishes, and Calacatta Gold quartz countertops. A shared backyard provides outdoor space for the property, while a new roof, HVAC improvements, foundation work, plumbing updates, and fresh interior paint complete the recent improvements.
The property is located in Mid-City at 2744-46 Dumaine St, near Bayou St. John, Esplanade Avenue, neighborhood dining, and shopping. It is situated in an X Flood Zone. The 2746 side is tenant occupied, and access should not disturb the tenants.
The property is located in Mid-City at 2744-46 Dumaine St, near Bayou St. John, Esplanade Avenue, neighborhood dining, and shopping. It is situated in an X Flood Zone. The 2746 side is tenant occupied, and access should not disturb the tenants.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bath per residence
- Renovated Victorian property at 2744‑46 Dumaine St, New Orleans, LA 70119
- Central air and in‑unit laundry in both units
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
$21,045
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
5.27%
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%
$420,900
$420.9K
Cap Rate 7%
$300,643
$300.6K
Cap Rate 9%
$233,833
$233.8K
Market Conditions
NOI Build-Up for 1,662 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
$32.9K $19.80/SF
− Vacancy
−$2.8K −$1.71/SF
EGI
$30.1K $18.09/SF
− OpEx
−$9.0K −$5.43/SF
NOI
$21.0K $12.66/SF
Area
ZIP 70119
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%
$420,900
Cap Rate 7%
$300,643
Cap Rate 9%
$233,833
Alternative Uses
Best Use
Multifamily LT 5
$300.6K
$263.1K – $350.8K
NOI $21,045 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$276.3K
$241.8K – $322.4K
NOI $19,344 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$434.9K
$380.5K – $507.4K
NOI $30,443 @ 7.0% cap · market cap 7.63%
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
1,733
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
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 - Two-unit property with central air, private laundry, refreshed interiors, and a shared backyard.
Where is this duplex located?
The property is located at 2744-46 Dumaine St New Orleans, LA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bath per residence; Renovated Victorian property at 2744‑46 Dumaine St, New Orleans, LA 70119; Central air and in‑unit laundry in both units
