Quadplex with Private
For Sale
$685,000
1820 Toledano St, New Orleans, LA 70115
Four-unit income property with mixed HVAC systems, porches, decks, appliances, and additional storage.
Property Size3,926 SF
Price / SF$174.48
Days on Market12
Property Features for 1820 Toledano St
General Information
Standard status
Active
Size
3,926 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Multifamily Units
4
Amenities
central HVAC
front porch
private deck
storage
Building Details
Year Built
1963
Buildings
1
Listing Agency:
Witry Collective, L.L.C.
(504) 717-5612
Listed By:
Joshua Walther · License #000076446
Source:
Dominionplace
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 7:11AM
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 3,926-square-foot quadplex at 1820 Toledano St in New Orleans was built in 1963 and contains four residential units. The two upper units have central HVAC and private deck access, while the two lower units use window units and provide front porch access. Appliances convey with the property, and additional storage space supports household and operational needs.
The property is located 3 blocks from St. Charles Avenue and its streetcar line, with Louisiana Avenue 1 block away and multiple RTA bus routes nearby. The surrounding area includes Fresh Market, Touro Hospital, Magazine Street restaurants, boutiques, and cafes, along with access to the Mardi Gras parade route. Its Uptown setting places public transportation, healthcare, shopping, dining, and entertainment within the surrounding neighborhood.
The property is located 3 blocks from St. Charles Avenue and its streetcar line, with Louisiana Avenue 1 block away and multiple RTA bus routes nearby. The surrounding area includes Fresh Market, Touro Hospital, Magazine Street restaurants, boutiques, and cafes, along with access to the Mardi Gras parade route. Its Uptown setting places public transportation, healthcare, shopping, dining, and entertainment within the surrounding neighborhood.
Key Highlights
- Four‑unit quadplex with 3,926 square feet, built in 1963
- Two upper units with central HVAC and private deck access
- Two lower units with window units and front porch access
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
$33,745
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
4.93%
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%
$674,900
$674.9K
Cap Rate 7%
$482,071
$482.1K
Cap Rate 9%
$374,944
$374.9K
Market Conditions
NOI Build-Up for 3,926 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
$52.8K $13.44/SF
− Vacancy
−$4.6K −$1.16/SF
EGI
$48.2K $12.28/SF
− OpEx
−$14.5K −$3.68/SF
NOI
$33.7K $8.60/SF
Area
ZIP 70115
Vacancy
8.64%
Lease Rate
$13.44 /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%
$674,900
Cap Rate 7%
$482,071
Cap Rate 9%
$374,944
Alternative Uses
Best Use
Multifamily LT 5
$482.1K
$421.8K – $562.4K
NOI $33,745 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$427.3K
$373.9K – $498.6K
NOI $29,913 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$1.04M
$906.3K – $1.21M
NOI $72,505 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,751
Businesses Nearby
Explore this area
Business Placement
Demographics for 70115, LA
31,736
Population
18,134
Households
1.8
Avg Household Size
38
Median Age
64%
College-Educated
95%
High-School Grad
3.8 sq mi
ZIP Area
8,352
Density / Sq Mi
$94,181
Median Household Income
$57,242
Median Earnings
$1,442
Median Rent
$616,600
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?
Quadplex - Four-unit income property with mixed HVAC systems, porches, decks, appliances, and additional storage.
Where is this quadplex located?
The property is located at 1820 Toledano St New Orleans, LA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Four‑unit quadplex with 3,926 square feet, built in 1963; Two upper units with central HVAC and private deck access; Two lower units with window units and front porch access
