Duplex with New
For Sale
$295,000
1562 N Dorgenois St, New Orleans, LA 70119
Two one-bedroom residences offer separate living areas, private yard space, and flexible occupancy options.
Property Size1,412 SF
Price / SF$208.92
Days on Market16
Property Features for 1562 N Dorgenois St
General Information
Standard status
Active
Size
1,412 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
bonus room
washer and dryer
shared backyard
front porch
Listing Agency:
Cool Murphy, LLC
(504) 232-8199
Listed By:
Desiree McSwain · License #995707701
(504) 232-8199
Source:
Exprealty
Added: Aug 7
Changed: Aug 21
Last Checked: Aug 21 at 11:55AM
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 Cool Murphy, LLC
Investment Insights
Based on property information with market context.
This duplex at 1562 N Dorgenois St in New Orleans, LA, contains two separate one-bedroom, one-bath residences. Both sides include generously sized kitchens, while one unit adds a bonus room with a washer, dryer, and desk that can serve as office or studio space. One residence is vacant for immediate occupancy, and the other is owner occupied. The property also includes a classic front porch, a driveway extending to the rear, and a large backyard with dedicated outdoor areas for each tenant.
A new roof and front gutters were installed in 2025. The property is located near the Fair Grounds and Esplanade Avenue, with Liuzza’s, Lola’s, and Kermit Ruffins’ Mother-in-Law Lounge identified nearby. The configuration supports either owner occupancy with a second residence or leasing both units.
A new roof and front gutters were installed in 2025. The property is located near the Fair Grounds and Esplanade Avenue, with Liuzza’s, Lola’s, and Kermit Ruffins’ Mother-in-Law Lounge identified nearby. The configuration supports either owner occupancy with a second residence or leasing both units.
Key Highlights
- Two 1‑bedroom, 1‑bath residences
- New roof and front gutters installed in 2025
- One unit vacant; the other owner occupied
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
$17,879
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
6.06%
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%
$357,580
$357.6K
Cap Rate 7%
$255,414
$255.4K
Cap Rate 9%
$198,656
$198.7K
Market Conditions
NOI Build-Up for 1,412 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
$28.0K $19.80/SF
− Vacancy
−$2.4K −$1.71/SF
EGI
$25.5K $18.09/SF
− OpEx
−$7.7K −$5.43/SF
NOI
$17.9K $12.66/SF
Area
ZIP 70119
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%
$357,580
Cap Rate 7%
$255,414
Cap Rate 9%
$198,656
Alternative Uses
Best Use
Multifamily LT 5
$255.4K
$223.5K – $298.0K
NOI $17,879 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$234.8K
$205.4K – $273.9K
NOI $16,434 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$369.5K
$323.3K – $431.1K
NOI $25,863 @ 7.0% cap · market cap 8.77%
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
1,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
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 - Two one-bedroom residences offer separate living areas, private yard space, and flexible occupancy options.
Where is this duplex located?
The property is located at 1562 N Dorgenois St New Orleans, LA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bath residences; New roof and front gutters installed in 2025; One unit vacant; the other owner occupied
