4-Unit Multifamily
For Sale
$570,000
2625 Robert St, New Orleans, LA 70115
Fully occupied property with consistent three-bedroom, two-bathroom layouts and on-site water paid by the landlord.
Property Size4,322 SF
Price / SF$131.88
Days on Market761
Property Features for 2625 Robert St
General Information
Standard status
Active
Size
4,322 SF
Property subtype
Multifamily
Occupancy
100%
Financials
Asking Price
$570,000
Gross Income
$72,240
Units
Unit Mix
2 x 3BR/2BA - 1,087 SF, 2 x 3BR/2BA - 1,074 SF
Multifamily Units
4
Building Details
Year Built
1940
Buildings
1
Listing Agency:
Beau Box Commercial Real Estate New Orleans
(504) 525-1410
Listed By:
Ryan Bordenave · License #995705686
(504) 525-1410
Source:
Lacdb.resimplifi
Added: Aug 1, 2024
Changed: Aug 28
Last Checked: Aug 29 at 5:48AM
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 Beau Box Commercial Real Estate New Orleans
Investment Insights
Based on property information with market context.
Located at 2625 Robert St in New Orleans, this four-unit multifamily property contains 4,322 square feet and was built in 1940. Each residence provides three bedrooms and two bathrooms, with two units measuring 1,087 SF and the remaining two measuring 1,074 SF. The units are described as being in good condition.
All four residences are leased, and the landlord covers water while residents handle other expenses. The property is situated in an AE Flood Zone and is near Freret St and Baptist Hospital.
All four residences are leased, and the landlord covers water while residents handle other expenses. The property is situated in an AE Flood Zone and is near Freret St and Baptist Hospital.
Key Highlights
- Four‑unit multifamily property at 2625 Robert St, New Orleans, LA 70115
- 4,322‑square‑foot building constructed in 1940
- All units offer three bedrooms and two bathrooms
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
$37,148
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
6.52%
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%
$742,960
$743.0K
Cap Rate 7%
$530,686
$530.7K
Cap Rate 9%
$412,756
$412.8K
Market Conditions
NOI Build-Up for 4,322 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
$58.1K $13.44/SF
− Vacancy
−$5.0K −$1.16/SF
EGI
$53.1K $12.28/SF
− OpEx
−$15.9K −$3.68/SF
NOI
$37.1K $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%
$742,960
Cap Rate 7%
$530,686
Cap Rate 9%
$412,756
Alternative Uses
Best Use
Multifamily LT 5
$530.7K
$464.4K – $619.1K
NOI $37,148 @ 7.0% cap · market cap 6.52%
Second Best
Apartment 5plus
$470.4K
$411.6K – $548.8K
NOI $32,930 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$1.14M
$997.7K – $1.33M
NOI $79,819 @ 7.0% cap · market cap 14.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,653
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?
Quadplex - Fully occupied property with consistent three-bedroom, two-bathroom layouts and on-site water paid by the landlord.
Where is this quadplex located?
The property is located at 2625 Robert St New Orleans, LA.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: Four‑unit multifamily property at 2625 Robert St, New Orleans, LA 70115; 4,322‑square‑foot building constructed in 1940; All units offer three bedrooms and two bathrooms
