Renovated Duplex with
For Sale
$574,000
1472 Constance St, New Orleans, LA 70130
Updated interiors, traditional architectural details, balconies, and an upstairs bedroom arrangement support this Lower Garden District duplex.
Property Size3,300 SF
Price / SF$173.94
Days on Market43
Property Features for 1472 Constance St
General Information
Standard status
Active
Size
3,300 SF
Property subtype
Multi-Family
Amenities
refinished hardwood floors
original mantels
decorative fireplaces
high ceilings
pocket doors
ceiling fans
individual balconies
private courtyards
Building Details
Year Renovated
2015
Listing Agency:
ListWithFreedom.com, Inc
Listed By:
Kurt Clements · License #995712944
(855) 456-4945
Source:
Smithsquared
Added: Jul 22
Changed: Aug 31
Last Checked: Sep 1 at 10:08PM
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 ListWithFreedom.com, Inc
Investment Insights
Based on property information with market context.
This duplex at 1472 Constance St features renovations completed in 2015 along with refinished hardwood flooring, tall ceilings, pocket doors, ceiling fans, original mantels, and decorative fireplaces. The layout places all bedrooms on the upper level, while the property also includes large living areas, individual balconies, and private courtyards.
The property is in New Orleans’ Lower Garden District, within walking distance of Hotel Saint Vincent and sit-down restaurants. Downtown is approximately five minutes away, providing convenient access to the city center while retaining the character of the surrounding residential district.
The property is in New Orleans’ Lower Garden District, within walking distance of Hotel Saint Vincent and sit-down restaurants. Downtown is approximately five minutes away, providing convenient access to the city center while retaining the character of the surrounding residential district.
Key Highlights
- Duplex property at 1472 Constance St, New Orleans, LA 70130
- Renovated in 2015 with refinished hardwood floors
- Original mantels, decorative fireplaces, pocket doors, and high ceilings
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
$41,786
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
7.28%
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%
$835,720
$835.7K
Cap Rate 7%
$596,943
$596.9K
Cap Rate 9%
$464,289
$464.3K
Market Conditions
NOI Build-Up for 3,300 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
$65.3K $19.80/SF
− Vacancy
−$5.6K −$1.71/SF
EGI
$59.7K $18.09/SF
− OpEx
−$17.9K −$5.43/SF
NOI
$41.8K $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%
$835,720
Cap Rate 7%
$596,943
Cap Rate 9%
$464,289
Alternative Uses
Best Use
Multifamily LT 5
$596.9K
$522.3K – $696.4K
NOI $41,786 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$548.7K
$480.1K – $640.1K
NOI $38,408 @ 7.0% cap · market cap 6.69%
Theoretical Best
Office A
$838.8K
$733.9K – $978.6K
NOI $58,713 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,416
Businesses Nearby
Explore this area
Business Placement
Demographics for 70130, LA
14,521
Population
10,927
Households
1.3
Avg Household Size
38
Median Age
64%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
6,915
Density / Sq Mi
$82,758
Median Household Income
$52,492
Median Earnings
$1,410
Median Rent
$529,300
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 - Updated interiors, traditional architectural details, balconies, and an upstairs bedroom arrangement support this Lower Garden District duplex.
Where is this duplex located?
The property is located at 1472 Constance St New Orleans, LA.
What is the asking price?
The asking price for this property is $574,000.
What are key features of this property?
This property features: Duplex property at 1472 Constance St, New Orleans, LA 70130; Renovated in 2015 with refinished hardwood floors; Original mantels, decorative fireplaces, pocket doors, and high ceilings
