Duplex with Updated
For Sale
$320,000
3817 19 Octavia St, New Orleans, LA 70125
Two-level residential income property with separate units, front porches, and a mature oak tree on the grounds.
Property Size2,452 SF
Lot Size0.09 Acres
Price / SF$130.51
Days on Market33
Property Features for 3817 19 Octavia St
General Information
Standard status
Active
Size
2,452 SF
Lot size
0.09 Acres
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1930
Buildings
1
Stories
2
Listing Agency:
Realty One Group Immobilia
(504) 994-4422
Listed By:
Celia Cruz · License #995697759
Source:
Dominionplace
Added: Jul 31
Changed: Aug 30
Last Checked: Aug 31 at 7:26PM
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 Realty One Group Immobilia
Investment Insights
Based on property information with market context.
This 1930 duplex contains approximately 2,452 square feet across two separate residences. The lower and upper units each provide approximately 1,200 square feet with two bedrooms, one bathroom, and spacious living areas. A front porch faces Octavia St, while the upstairs residence retains original hardwood flooring throughout. The property was structurally shored in 2006, with the under-house plumbing replaced in 2022 and interior plumbing updated in 2024.
Set on a 3,850-square-foot lot in New Orleans’ Broadmoor area, the property is near universities, hospitals, shopping, dining, entertainment, and major transportation routes. Its location provides access to Uptown and Downtown. The two-unit layout supports separate occupancy, including living in one residence while renting the other, subject to applicable requirements.
Set on a 3,850-square-foot lot in New Orleans’ Broadmoor area, the property is near universities, hospitals, shopping, dining, entertainment, and major transportation routes. Its location provides access to Uptown and Downtown. The two-unit layout supports separate occupancy, including living in one residence while renting the other, subject to applicable requirements.
Key Highlights
- Two‑unit duplex totaling approximately 2,452 square feet
- Each unit has approximately 1,200 square feet, two bedrooms, and one bathroom
- Under‑house plumbing replaced in 2022; indoor plumbing replaced in 2024
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
$28,538
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
8.92%
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%
$570,760
$570.8K
Cap Rate 7%
$407,686
$407.7K
Cap Rate 9%
$317,089
$317.1K
Market Conditions
NOI Build-Up for 2,452 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
$57.1K $23.28/SF
− Vacancy
−$5.2K −$2.12/SF
EGI
$51.9K $21.16/SF
− OpEx
−$23.3K −$9.52/SF
NOI
$28.5K $11.64/SF
Area
New Orleans, LA
Vacancy
9.10%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$570,760
Cap Rate 7%
$407,686
Cap Rate 9%
$317,089
Alternative Uses
Best Use
Multifamily LT 5
$443.5K
$388.1K – $517.5K
NOI $31,048 @ 7.0% cap · market cap 9.70%
Second Best
Apartment 5plus
$407.7K
$356.7K – $475.6K
NOI $28,538 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$623.2K
$545.3K – $727.1K
NOI $43,625 @ 7.0% cap · market cap 13.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,026
Businesses Nearby
Explore this area
Business Placement
Demographics for 70125, LA
17,457
Population
7,972
Households
2.2
Avg Household Size
33
Median Age
46%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
7,590
Density / Sq Mi
$58,956
Median Household Income
$39,623
Median Earnings
$1,292
Median Rent
$428,600
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-level residential income property with separate units, front porches, and a mature oak tree on the grounds.
Where is this duplex located?
The property is located at 3817 19 Octavia St New Orleans, LA.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑unit duplex totaling approximately 2,452 square feet; Each unit has approximately 1,200 square feet, two bedrooms, and one bathroom; Under‑house plumbing replaced in 2022; indoor plumbing replaced in 2024
