Duplex with Flexible Bonus
For Sale
$249,000
2201 AMELIA Street, New Orleans, LA 70115
MULTI_FAMILY - New Orleans, LA
Property Size2,125 SF
Price / SF$117.18
Days on Market8
Property Features for 2201 AMELIA Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Lot features
Regular
Standard status
Active
APN
2201-AMELIAST
Size
2,125 SF
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1950
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty New Orleans
(504) 862-0100
Listed By:
Guyon Lewis · License #099561967
(504) 215-4292
Added: Aug 4
Last Checked: Aug 11 at 6:06PM
MLS# 2569618
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.
Built in 1950, this 2,125-square-foot duplex contains two residential units with a combined three bedrooms and three bathrooms. The lower residence offers two bedrooms, two bathrooms, and an additional bonus area, while the upper residence includes one bedroom and one bathroom. Both units benefit from central heating and central air conditioning. The property has a shingle roof and public water service.
The New Orleans property is positioned six blocks from St. Charles Avenue and the streetcar line. The Claiborne retail corridor, including Starbucks and TJ Maxx, is eight blocks away, while the Freret Street corridor and the new Trader Joe’s are also eight blocks from the property. The CBD, French Quarter, and Medical District are approximately a 10-minute drive away.
The New Orleans property is positioned six blocks from St. Charles Avenue and the streetcar line. The Claiborne retail corridor, including Starbucks and TJ Maxx, is eight blocks away, while the Freret Street corridor and the new Trader Joe’s are also eight blocks from the property. The CBD, French Quarter, and Medical District are approximately a 10-minute drive away.
Key Highlights
- Two‑unit duplex totaling 2,125 square feet
- Three bedrooms and three bathrooms across the property
- Downstairs unit includes 2 bedrooms, 2 bathrooms, and bonus space
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
$18,265
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
7.34%
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%
$365,300
$365.3K
Cap Rate 7%
$260,929
$260.9K
Cap Rate 9%
$202,944
$202.9K
Market Conditions
NOI Build-Up for 2,125 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
$28.6K $13.44/SF
− Vacancy
−$2.5K −$1.16/SF
EGI
$26.1K $12.28/SF
− OpEx
−$7.8K −$3.68/SF
NOI
$18.3K $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%
$365,300
Cap Rate 7%
$260,929
Cap Rate 9%
$202,944
Alternative Uses
Best Use
Multifamily LT 5
$260.9K
$228.3K – $304.4K
NOI $18,265 @ 7.0% cap · market cap 7.34%
Second Best
Apartment 5plus
$231.3K
$202.4K – $269.9K
NOI $16,191 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$560.6K
$490.6K – $654.1K
NOI $39,245 @ 7.0% cap · market cap 15.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,881
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 - Two residential units provide three bedrooms, three bathrooms, and centrally controlled heating and cooling.
Where is this duplex located?
The property is located at 2201 AMELIA Street New Orleans, LA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,125 square feet; Three bedrooms and three bathrooms across the property; Downstairs unit includes 2 bedrooms, 2 bathrooms, and bonus space
