Duplex with Screened
For Sale
$400,000
2130 Robert Street, New Orleans, LA 70115
Each residential unit has a separate entrance and its own utility meter.
Property Size3,470 SF
Days on Market130
Property Features for 2130 Robert Street
General Information
Standard status
Active
Size
3,470 SF
Property subtype
Multi Family Home
Building Details
Building Size
3,470 SF
Year Built
1940
Stories
2
Listing Agency:
Reve, Realtors
(504) 493-9770
Listed By:
Zachary Russell
(504) 493-9770
Source:
Nolalivingrealty
Added: Apr 17
Changed: Aug 22
Last Checked: Aug 23 at 12:44PM
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 Reve, Realtors
Investment Insights
Based on property information with market context.
Located at 2130 Robert Street in New Orleans, this 1940 duplex contains two separately arranged residential units, with one occupying each floor. Both layouts include a sunroom, living room, dining room, kitchen, three bedrooms, one bathroom, and a screened porch. The lower unit measures 1,735 total square feet, while the upper unit measures 1,735 square feet with the porch and 1,531 square feet without it.
Interior details include hardwood flooring, original storage cabinetry, and distinctive slate flooring in the first-floor kitchen. The lower kitchen has custom cabinetry extending to the ceiling. The upper residence adds a butler’s pantry and a dedicated laundry room, while space for a stackable washer/dryer was incorporated into the lower bathroom. That bathroom was remodeled in 2026. Separate entrances, individual meters, a driveway, and a large rear patio complete the property in the Freret neighborhood.
Interior details include hardwood flooring, original storage cabinetry, and distinctive slate flooring in the first-floor kitchen. The lower kitchen has custom cabinetry extending to the ceiling. The upper residence adds a butler’s pantry and a dedicated laundry room, while space for a stackable washer/dryer was incorporated into the lower bathroom. That bathroom was remodeled in 2026. Separate entrances, individual meters, a driveway, and a large rear patio complete the property in the Freret neighborhood.
Key Highlights
- Two‑unit duplex at 2130 Robert Street in New Orleans
- Each unit has 3 bedrooms and 1 bathroom
- Lower unit totals 1,735 square feet, including the screened porch
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
$29,825
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
7.46%
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%
$596,500
$596.5K
Cap Rate 7%
$426,071
$426.1K
Cap Rate 9%
$331,389
$331.4K
Market Conditions
NOI Build-Up for 3,470 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
$46.6K $13.44/SF
− Vacancy
−$4.0K −$1.16/SF
EGI
$42.6K $12.28/SF
− OpEx
−$12.8K −$3.68/SF
NOI
$29.8K $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%
$596,500
Cap Rate 7%
$426,071
Cap Rate 9%
$331,389
Alternative Uses
Best Use
Multifamily LT 5
$426.1K
$372.8K – $497.1K
NOI $29,825 @ 7.0% cap · market cap 7.46%
Second Best
Apartment 5plus
$377.7K
$330.5K – $440.7K
NOI $26,439 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$915.5K
$801.1K – $1.07M
NOI $64,084 @ 7.0% cap · market cap 16.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,612
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?
Duplex - Each residential unit has a separate entrance and its own utility meter.
Where is this duplex located?
The property is located at 2130 Robert Street New Orleans, LA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit duplex at 2130 Robert Street in New Orleans; Each unit has 3 bedrooms and 1 bathroom; Lower unit totals 1,735 square feet, including the screened porch
