Renovated Duplex with
New
For Sale
$450,000
1412 Dauphine St, New Orleans, LA 70116
Two separate living structures offer a one-bedroom cottage and a studio with a full bathroom.
Property Size1,028 SF
Price / SF$437.74
Days on Market3
Property Features for 1412 Dauphine St
General Information
Standard status
Active
Size
1,028 SF
Property subtype
Multi-Family
Building Details
Year Built
1840
Listing Agency:
Witry Collective, L.L.C.
Listed By:
Katie Witry · License #995710150
(504) 919-8585
Source:
Dominionplace
Added: Sep 12
Last Checked: Sep 13 at 3:46PM
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 Witry Collective, L.L.C.
Investment Insights
Based on property information with market context.
This duplex property includes two separate structures: a front cottage with one bedroom and one bathroom, plus a rear studio with a full bathroom. The 1840's Creole cottage was renovated in 2022 and features 11-foot ceilings, wood floors, operable shutters, designed outdoor storage, and a private courtyard with an outdoor shower. Combined living area totals 1,028 square feet, with an additional outdoor building and rear patio.
The property is located at 1412 Dauphine St in New Orleans, one block from the French Quarter, three blocks from Cabrini Park, and three blocks from Frenchmen Street and Goldring Crescent Park along the Mississippi River. It is within the Historic Marigny Treme Bywater Residential District and the Faubourg Marigny Historic District, with Flood Zone X designation.
The property is located at 1412 Dauphine St in New Orleans, one block from the French Quarter, three blocks from Cabrini Park, and three blocks from Frenchmen Street and Goldring Crescent Park along the Mississippi River. It is within the Historic Marigny Treme Bywater Residential District and the Faubourg Marigny Historic District, with Flood Zone X designation.
Key Highlights
- Two structures with a one‑bedroom cottage and rear studio
- Renovated in 2022; property dates to 1840
- 1,028 square feet of combined living area
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
$13,017
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
2.89%
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%
$260,340
$260.3K
Cap Rate 7%
$185,957
$186.0K
Cap Rate 9%
$144,633
$144.6K
Market Conditions
NOI Build-Up for 1,028 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
$20.4K $19.80/SF
− Vacancy
−$1.8K −$1.71/SF
EGI
$18.6K $18.09/SF
− OpEx
−$5.6K −$5.43/SF
NOI
$13.0K $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%
$260,340
Cap Rate 7%
$185,957
Cap Rate 9%
$144,633
Alternative Uses
Best Use
Multifamily LT 5
$186.0K
$162.7K – $217.0K
NOI $13,017 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$170.9K
$149.6K – $199.4K
NOI $11,965 @ 7.0% cap · market cap 2.66%
Theoretical Best
Office A
$261.3K
$228.6K – $304.8K
NOI $18,290 @ 7.0% cap · market cap 4.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,937
Businesses Nearby
Explore this area
Business Placement
Demographics for 70116, LA
10,676
Population
9,620
Households
1.1
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
8,212
Density / Sq Mi
$45,580
Median Household Income
$34,849
Median Earnings
$1,190
Median Rent
$385,100
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living structures offer a one-bedroom cottage and a studio with a full bathroom.
Where is this duplex located?
The property is located at 1412 Dauphine St New Orleans, LA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two structures with a one‑bedroom cottage and rear studio; Renovated in 2022; property dates to 1840; 1,028 square feet of combined living area
