Raised Duplex with
For Sale
$245,000
2012-14 Annette Street, New Orleans, LA 70116
Two-unit residential property with a shotgun-style layout, central air, and outdoor space.
Property Size1,678 SF
Price / SF$146.01
Days on Market175
Property Features for 2012-14 Annette Street
General Information
Standard status
Active
Size
1,678 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Occupancy
100%
Additional Details
Multifamily Units
2
Amenities
porch
back yard
Central Air
Central
1
2
4
Asphalt
Pillar/Post/Pier
HardiPlank Type
Porch
Building Details
Year Built
1930
Buildings
1
Construction
double shotgun
Tenancy
Multi
Listing Agency:
NOLA Living Realty
Listed By:
Michele Hensley · License #995698358
(504) 920-6191
Source:
Compass
Added: Mar 13
Changed: Sep 2
Last Checked: Sep 2 at 11:26PM
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 NOLA Living Realty
Investment Insights
Based on property information with market context.
Built in 1930, this duplex contains 1,678 square feet across two residential units. The property features a shotgun-style walkthrough configuration, central air, wood siding, and a front porch, with a large backyard providing additional outdoor space. The structure is raised and classified in Flood Zone X.
Both units are occupied by existing tenants, and one unit has a recorded lease. Located at 2012-14 Annette Street in New Orleans’ New Marigny, the property combines a two-unit layout with established residential occupancy and period construction details.
Both units are occupied by existing tenants, and one unit has a recorded lease. Located at 2012-14 Annette Street in New Orleans’ New Marigny, the property combines a two-unit layout with established residential occupancy and period construction details.
Key Highlights
- 1,678‑square‑foot duplex with two residential units
- Both units have existing tenants; one unit has a recorded lease
- Raised structure in Flood Zone X
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
$21,248
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
8.67%
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%
$424,960
$425.0K
Cap Rate 7%
$303,543
$303.5K
Cap Rate 9%
$236,089
$236.1K
Market Conditions
NOI Build-Up for 1,678 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
$33.2K $19.80/SF
− Vacancy
−$2.9K −$1.71/SF
EGI
$30.4K $18.09/SF
− OpEx
−$9.1K −$5.43/SF
NOI
$21.2K $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%
$424,960
Cap Rate 7%
$303,543
Cap Rate 9%
$236,089
Alternative Uses
Best Use
Multifamily LT 5
$303.5K
$265.6K – $354.1K
NOI $21,248 @ 7.0% cap · market cap 8.67%
Second Best
Apartment 5plus
$279.0K
$244.1K – $325.5K
NOI $19,530 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$426.5K
$373.2K – $497.6K
NOI $29,854 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
882
Businesses Nearby
Explore this area
Business Placement
Demographics for 70116, LA
10,676
Population
9,620
Households
1.1
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
8,212
Density / Sq Mi
$45,580
Median Household Income
$34,849
Median Earnings
$1,190
Median Rent
$385,100
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-unit residential property with a shotgun-style layout, central air, and outdoor space.
Where is this duplex located?
The property is located at 2012-14 Annette Street New Orleans, LA.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: 1,678‑square‑foot duplex with two residential units; Both units have existing tenants; one unit has a recorded lease; Raised structure in Flood Zone X
