Renovated Duplex with Central
For Sale
$439,900
1908-10 BROADWAY Street, New Orleans, LA 70118
Multi-Family, Traditional, New Orleans, LA
Property Size2,743 SF
Price / SF$160.37
Days on Market177
Property Features for 1908-10 BROADWAY Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
University
Standard status
Active
APN
615311307
Size
2,743 SF
Taxes and HOA fees
Tax Description
FRIBURG SQ 39 LOT C BROADWAY 35X103 1908-10 BROADWAY DUP-W SALE + 2004 PERMIT FILE #84520 10/02
Legal Description
FRIBURG SQ 39 LOT C BROADWAY 35X103 1908-10 BROADWAY DUP-W SALE + 2004 PERMIT FILE #84520 10/02
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
central air conditioning
central heating
laundry
balcony
private patio
Building Details
Year built
1935
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Pintat Realty LLC
(504) 451-5443
Listed By:
Traci Bird Kestler · License #995684025
(504) 975-5971
Added: Mar 10
Changed: Aug 26
Last Checked: Sep 2 at 2:06AM
MLS# 2530811
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,743-square-foot duplex contains two spacious residences with wood and tile flooring throughout. The lower home at 1908 includes three bedrooms, one and a half baths, and a larger fenced yard. The upper residence at 1910 offers three bedrooms, one bath, a balcony, and a private rear patio. Both kitchens are generously sized, and the layout is described as traditionally configured rather than shotgun-style.
Major systems have been updated, including wiring, copper plumbing, windows, sewer service, and central HVAC. The HVAC serving 1908 is approximately 1.5 years old. Each residence has separate water and electric meters, while a detached outdoor building provides separate laundry areas. Gas service is capped but available, and utilities are electric. A shared driveway provides off-street parking for 2 vehicles. The property was built in 1935 and is located in New Orleans, LA 70118.
Major systems have been updated, including wiring, copper plumbing, windows, sewer service, and central HVAC. The HVAC serving 1908 is approximately 1.5 years old. Each residence has separate water and electric meters, while a detached outdoor building provides separate laundry areas. Gas service is capped but available, and utilities are electric. A shared driveway provides off-street parking for 2 vehicles. The property was built in 1935 and is located in New Orleans, LA 70118.
Key Highlights
- 2,743 square feet containing two 3‑bedroom residences
- 1908 includes 3 bedrooms, 1.5 baths, and a larger fenced yard
- 1910 features 3 bedrooms, 1 bath, a balcony, and private rear patio
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
$34,733
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
7.90%
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%
$694,660
$694.7K
Cap Rate 7%
$496,186
$496.2K
Cap Rate 9%
$385,922
$385.9K
Market Conditions
NOI Build-Up for 2,743 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
$54.3K $19.80/SF
− Vacancy
−$4.7K −$1.71/SF
EGI
$49.6K $18.09/SF
− OpEx
−$14.9K −$5.43/SF
NOI
$34.7K $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 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%
$694,660
Cap Rate 7%
$496,186
Cap Rate 9%
$385,922
Alternative Uses
Best Use
Multifamily LT 5
$496.2K
$434.2K – $578.9K
NOI $34,733 @ 7.0% cap · market cap 7.90%
Second Best
Apartment 5plus
$456.1K
$399.1K – $532.1K
NOI $31,925 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$697.2K
$610.0K – $813.4K
NOI $48,803 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,085
Businesses Nearby
Explore this area
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
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 spacious residences offer separate utility metering, private outdoor areas, and shared off-street parking.
Where is this duplex located?
The property is located at 1908-10 BROADWAY Street New Orleans, LA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 2,743 square feet containing two 3‑bedroom residences; 1908 includes 3 bedrooms, 1.5 baths, and a larger fenced yard; 1910 features 3 bedrooms, 1 bath, a balcony, and private rear patio
