Updated Duplex with Separate
For Sale
$550,000
5512 S TONTI Street, New Orleans, LA 70125
Two-level configuration pairs a renovated main residence with a private apartment and off-street parking.
Property Size2,975 SF
Price / SF$184.87
Days on Market486
Property Features for 5512 S TONTI Street
General Information
Standard status
Active
Size
2,975 SF
Total Parking Spaces
2
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR, 1 x 1BR/1BA
Multifamily Units
2
Amenities
full-house generator
greenhouse
patio
tankless water heater
wine fridge
granite counter tops
stainless steel appliances
soft-close cabinets
pantry
shed
Building Details
Year Built
1949
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices Preferred, REALTOR
(504) 799-1702
Listed By:
Nathalie Dubois · License #995703042
(504) 610-0679
Source:
Exitrealty
Added: May 5, 2025
Changed: Sep 1
Last Checked: Sep 2 at 5:03PM
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 Berkshire Hathaway HomeServices Preferred, REALTOR
Investment Insights
Based on property information with market context.
This 1949 duplex offers 2,975 square feet across an upper main residence and a lower apartment. The upstairs includes two bedrooms, extensive closet and linen storage, and a remodeled kitchen with granite countertops, stainless steel appliances, a wine refrigerator, pantry, island, dual sinks, and soft-close cabinetry. Built-in dining-room china hutches add integrated storage. The lower apartment has one bedroom, a full bathroom, a complete kitchen, an open living area, and additional storage.
Located in Broadmoor at 5512 S TONTI Street, the property includes hardy plank siding, fresh interior paint, a tankless water heater, full-house generator, cable-lock leveling, and two off-street parking spaces. Exterior improvements include a screened, paved greenhouse with electricity, a patio, citrus trees, a large backyard, and a hardy-planked storage shed. Attic storage and room for a pool further expand the property's functional outdoor and storage areas.
Located in Broadmoor at 5512 S TONTI Street, the property includes hardy plank siding, fresh interior paint, a tankless water heater, full-house generator, cable-lock leveling, and two off-street parking spaces. Exterior improvements include a screened, paved greenhouse with electricity, a patio, citrus trees, a large backyard, and a hardy-planked storage shed. Attic storage and room for a pool further expand the property's functional outdoor and storage areas.
Key Highlights
- 2,975‑square‑foot duplex with a two‑bedroom upper residence and one‑bedroom lower apartment
- Lower apartment includes a full kitchen, full bathroom, open living area, and separate storage
- Updated kitchen features granite countertops, stainless steel appliances, wine refrigerator, island, pantry, and dual sinks
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
$37,671
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
6.85%
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%
$753,420
$753.4K
Cap Rate 7%
$538,157
$538.2K
Cap Rate 9%
$418,567
$418.6K
Market Conditions
NOI Build-Up for 2,975 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
$58.9K $19.80/SF
− Vacancy
−$5.1K −$1.71/SF
EGI
$53.8K $18.09/SF
− OpEx
−$16.1K −$5.43/SF
NOI
$37.7K $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%
$753,420
Cap Rate 7%
$538,157
Cap Rate 9%
$418,567
Alternative Uses
Best Use
Multifamily LT 5
$538.2K
$470.9K – $627.9K
NOI $37,671 @ 7.0% cap · market cap 6.85%
Second Best
Apartment 5plus
$494.7K
$432.8K – $577.1K
NOI $34,626 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$756.1K
$661.6K – $882.2K
NOI $52,930 @ 7.0% cap · market cap 9.62%
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
1,352
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 configuration pairs a renovated main residence with a private apartment and off-street parking.
Where is this duplex located?
The property is located at 5512 S TONTI Street New Orleans, LA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,975‑square‑foot duplex with a two‑bedroom upper residence and one‑bedroom lower apartment; Lower apartment includes a full kitchen, full bathroom, open living area, and separate storage; Updated kitchen features granite countertops, stainless steel appliances, wine refrigerator, island, pantry, and dual sinks
