Tenant-Occupied
For Sale
$285,000
1435 France Street, New Orleans, LA 70117
Two residential units offer two bedrooms, one bath, and inside laundry per side.
Property Size1,658 SF
Price / SF$171.89
Days on Market669
Property Features for 1435 France Street
General Information
Standard status
Active
Size
1,658 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Amenities
Central Air
Central
1
2
4
Inside
Asphalt
Pillar/Post/Pier
Aluminum Siding, Brick
Building Details
Year Built
1930
Listing Agency:
Engel & Voelkers New Orleans
Listed By:
Kelly Marbry · License #995712997
(504) 289-9822
Source:
Compass
Added: Nov 4, 2024
Changed: Sep 2
Last Checked: Sep 1 at 10:45PM
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 Engel & Voelkers New Orleans
Investment Insights
Based on property information with market context.
This tenant-occupied duplex contains 1,658 square feet and was built in 1930. Both units provide a two-bedroom, one-bath layout with inside laundry, creating a consistent configuration across the property. Central air serves the residence, which also features aluminum siding and brick exterior materials.
The property is located at 1435 France Street in New Orleans, adjacent to the Bywater area. Dining, nightlife, and parks are located minutes away, adding established neighborhood context for residents. The existing occupancy provides two residential units already in use, while the mirrored layouts allow the property to function as a straightforward duplex asset.
The property is located at 1435 France Street in New Orleans, adjacent to the Bywater area. Dining, nightlife, and parks are located minutes away, adding established neighborhood context for residents. The existing occupancy provides two residential units already in use, while the mirrored layouts allow the property to function as a straightforward duplex asset.
Key Highlights
- Tenant‑occupied duplex at 1435 France Street, New Orleans, LA 70117
- 1,658‑square‑foot property built in 1930
- Two bedrooms and one bath in each unit
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
$20,994
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
7.37%
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%
$419,880
$419.9K
Cap Rate 7%
$299,914
$299.9K
Cap Rate 9%
$233,267
$233.3K
Market Conditions
NOI Build-Up for 1,658 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
$32.8K $19.80/SF
− Vacancy
−$2.8K −$1.71/SF
EGI
$30.0K $18.09/SF
− OpEx
−$9.0K −$5.43/SF
NOI
$21.0K $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%
$419,880
Cap Rate 7%
$299,914
Cap Rate 9%
$233,267
Alternative Uses
Best Use
Multifamily LT 5
$299.9K
$262.4K – $349.9K
NOI $20,994 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$275.7K
$241.2K – $321.6K
NOI $19,297 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$421.4K
$368.7K – $491.7K
NOI $29,499 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
819
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 - Two residential units offer two bedrooms, one bath, and inside laundry per side.
Where is this duplex located?
The property is located at 1435 France Street New Orleans, LA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Tenant‑occupied duplex at 1435 France Street, New Orleans, LA 70117; 1,658‑square‑foot property built in 1930; Two bedrooms and one bath in each unit
