Renovated Duplex with
For Sale
$275,000
2312 AUBRY Street, New Orleans, LA 70119
Multi-Family, Traditional, New Orleans, LA
Property Size1,832 SF
Lot Size0.08 Acres
Price / SF$150.11
Days on Market104
Property Features for 2312 AUBRY Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Balcony, Fence, Porch
Fencing
Fenced
Lot features
Irregular
Standard status
Active
APN
37W206016
Size
1,832 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
AS PER TITLE
Legal Description
AS PER TITLE
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2001
Floors in Building
2
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Galiano Realty
(504) 256-6311
Listed By:
Rachel Silvers · License #995694275
(504) 475-4775
Added: Jun 24
Changed: Sep 23
Last Checked: Oct 5 at 10:06AM
MLS# 2564383
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 duplex contains 1,832 square feet arranged as two updated two-bedroom, one-bathroom units. Both residences feature open-concept layouts and butcher block countertops, while the upstairs unit includes stainless steel appliances, a covered front porch, and a large rear porch overlooking the fenced backyard. The downstairs unit adds a covered patio and driveway parking. Washer and dryer hookups are provided for each unit.
The property includes a new roof, new HVAC system, central heating and cooling, a shingle roof, public water, and a fully fenced 0.0794-acre lot. Built in 2001, the residence is located at 2312 Aubry Street in New Orleans, with access to I-10 and proximity to Downtown and the French Quarter.
The property includes a new roof, new HVAC system, central heating and cooling, a shingle roof, public water, and a fully fenced 0.0794-acre lot. Built in 2001, the residence is located at 2312 Aubry Street in New Orleans, with access to I-10 and proximity to Downtown and the French Quarter.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units within 1,832 square feet
- New roof and new HVAC system
- Upstairs unit includes stainless steel appliances and covered front and rear porches
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
$23,198
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
8.44%
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%
$463,960
$464.0K
Cap Rate 7%
$331,400
$331.4K
Cap Rate 9%
$257,756
$257.8K
Market Conditions
NOI Build-Up for 1,832 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
$36.3K $19.80/SF
− Vacancy
−$3.1K −$1.71/SF
EGI
$33.1K $18.09/SF
− OpEx
−$9.9K −$5.43/SF
NOI
$23.2K $12.66/SF
Area
ZIP 70119
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%
$463,960
Cap Rate 7%
$331,400
Cap Rate 9%
$257,756
Alternative Uses
Best Use
Multifamily LT 5
$331.4K
$290.0K – $386.6K
NOI $23,198 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$304.6K
$266.5K – $355.4K
NOI $21,322 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$479.4K
$419.5K – $559.3K
NOI $33,556 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,056
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 updated residential units offer open layouts, private outdoor areas, and off-street parking.
Where is this duplex located?
The property is located at 2312 AUBRY Street New Orleans, LA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units within 1,832 square feet; New roof and new HVAC system; Upstairs unit includes stainless steel appliances and covered front and rear porches
