Duplex with Zoning
1516-18 S Carrollton Avenue, New Orleans, LA 70118
For Sale
$499,000
Multifamily, New Orleans, LA
Property Size3,527 SF
Lot Size0.09 Acres
Price / SF$141.48
Days on Market13
Property Features for 1516-18 S Carrollton Avenue
General Information
Property type
Property subtype
Zoning
Bedrooms
Bathrooms
Full bathrooms
Half bathrooms
Rooms
Patio and Porch features
Appliances
Lot features
Elementary school district
Middle school district
High school district
Directions
Standard status
APN
Size
Lot size
Taxes and HOA fees
Tax Description
Tax Annual Amount
Legal Description
Utilities
Sewer type
Cooling system
Water source
Building Details
Year built
Number of units
Flooring type
Building materials
Listing Agency:
The McEnery Company
(504) 274-2701
Listed By:
Rosy E Wilson · License LA #995693413
(504) 432-7399
Added: Oct 29
Changed: Nov 7
Last Checked: Nov 10 at 3:06AM
MLS# 200OGS
Copyright © 2026 ROAM MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This duplex property comprises two addresses at 1516-18 S Carrollton Avenue in New Orleans. The building dates to 1910 and contains 3,527 square feet on a 0.09-acre lot. Interior features include six bedrooms and four bathrooms, along with gas ranges, refrigerators, and stacked washer-dryers. Flooring includes carpet and hardwood, and cooling is provided by window units. A porch adds an exterior feature.
The two addresses have distinct zoning situations: 1516 has a commercial zoning variance, while 1518 is currently residential. The property is identified as HU - RD2, and public water and sewer serve the site.
The two addresses have distinct zoning situations: 1516 has a commercial zoning variance, while 1518 is currently residential. The property is identified as HU - RD2, and public water and sewer serve the site.
Key Highlights
- 3,527‑square‑foot building on a 0.09‑acre lot
- Six bedrooms and four bathrooms
- 1516 has a commercial zoning variance; 1518 is currently residential
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$44,661
Cap Rate
8.95%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$893,220
$893.2K
Cap Rate 7%
$638,014
$638.0K
Cap Rate 9%
$496,233
$496.2K
Market Conditions
NOI Build-Up for 3,527 SF
Gross rent
$69.8K $19.80/SF
− Vacancy
−$6.0K −$1.71/SF
EGI
$63.8K $18.09/SF
− OpEx
−$19.1K −$5.43/SF
NOI
$44.7K $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 Rate 5%
$893,220
Cap Rate 7%
$638,014
Cap Rate 9%
$496,233
Alternative Uses
Best Use
Multifamily LT 5
$638.0K
$558.3K – $744.4K
NOI $44,661 @ 7.0% cap · market cap 8.95%
Second Best
Apartment 5plus
$586.4K
$513.1K – $684.2K
NOI $41,050 @ 7.0% cap · market cap 8.23%
Theoretical Best
Office A
$896.4K
$784.4K – $1.05M
NOI $62,751 @ 7.0% cap · market cap 12.58%
Zoning and permitted uses should be independently verified with authorities.
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Location Intelligence
Trade Area within ½ mile
1,515
Businesses Nearby
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Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in New Orleans, LA
Properties on Market for Duplexes in New Orleans
Vacancy Rate% for Multifamily in South region
Frequently Asked Questions
What type of property is this?
Duplex - The two addresses have different current zoning statuses: one has a commercial variance, while the other remains residential.
Where is this duplex located?
The property is located at 1516-18 S Carrollton Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,527‑square‑foot building on a 0.09‑acre lot; Six bedrooms and four bathrooms; 1516 has a commercial zoning variance; 1518 is currently residential
