2017 Duplex with Tenant and
For Sale
$330,000
2613 15 S Dorgenois St, New Orleans, LA 70125
Two-unit residential income property with one occupied side and a second unit available for showings.
Property Size2,376 SF
Price / SF$138.89
Days on Market10
Property Features for 2613 15 S Dorgenois St
General Information
Standard status
Active
Size
2,376 SF
Property subtype
Multi-Family
Occupancy
50%
Additional Details
Multifamily Units
2
Building Details
Year Built
2017
Buildings
1
Tenancy
Single
Listing Agency:
Bennette Dukes Realty LLC
(504) 321-1014
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 26 at 6:43AM
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 Bennette Dukes Realty LLC
Investment Insights
Based on property information with market context.
This duplex contains 2,376 square feet with a six-bedroom, four-bathroom configuration across its two units. Constructed in 2017, the property includes one side occupied by a long-term tenant and a vacant unit that can be shown to prospective buyers. The existing occupancy and available unit create a property profile suited to both owner-occupancy and residential income use.
The property is located at 2613 15 S Dorgenois St in New Orleans, near Washington and Broad streets. It is situated within an X Flood Zone and benefits from its position in an area described as undergoing ongoing improvements and renovations.
The property is located at 2613 15 S Dorgenois St in New Orleans, near Washington and Broad streets. It is situated within an X Flood Zone and benefits from its position in an area described as undergoing ongoing improvements and renovations.
Key Highlights
- Duplex with 2,376 square feet, six bedrooms, and four bathrooms
- Constructed in 2017
- One unit occupied by a long‑term tenant
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
$30,086
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
9.12%
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%
$601,720
$601.7K
Cap Rate 7%
$429,800
$429.8K
Cap Rate 9%
$334,289
$334.3K
Market Conditions
NOI Build-Up for 2,376 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
$47.0K $19.80/SF
− Vacancy
−$4.1K −$1.71/SF
EGI
$43.0K $18.09/SF
− OpEx
−$12.9K −$5.43/SF
NOI
$30.1K $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%
$601,720
Cap Rate 7%
$429,800
Cap Rate 9%
$334,289
Alternative Uses
Best Use
Multifamily LT 5
$429.8K
$376.1K – $501.4K
NOI $30,086 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$395.1K
$345.7K – $460.9K
NOI $27,654 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$603.9K
$528.4K – $704.6K
NOI $42,273 @ 7.0% cap · market cap 12.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
50%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,043
Businesses Nearby
Explore this area
Business Placement
Demographics for 70125, LA
17,457
Population
7,972
Households
2.2
Avg Household Size
33
Median Age
46%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
7,590
Density / Sq Mi
$58,956
Median Household Income
$39,623
Median Earnings
$1,292
Median Rent
$428,600
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-unit residential income property with one occupied side and a second unit available for showings.
Where is this duplex located?
The property is located at 2613 15 S Dorgenois St New Orleans, LA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Duplex with 2,376 square feet, six bedrooms, and four bathrooms; Constructed in 2017; One unit occupied by a long‑term tenant
