Duplex with Pool and
For Sale
$965,000
2820-22 Desoto Street, New Orleans, LA 70119
Two connected living areas offer separate meters, outdoor amenities, and off-street parking.
Property Size3,851 SF
Days on Market129
Property Features for 2820-22 Desoto Street
General Information
Standard status
Active
Size
3,851 SF
Property subtype
Multi Family Home
Building Details
Building Size
3,851 SF
Year Built
1995
Stories
2
Listing Agency:
Lalla Real Estate, LLC
(504) 324-9515
Listed By:
Leo Lalla
Source:
Nolalivingrealty
Added: Apr 30
Changed: Aug 30
Last Checked: Aug 31 at 5:12PM
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 Lalla Real Estate, LLC
Investment Insights
Based on property information with market context.
This duplex combines a primary residence with an attached townhouse-style living area, creating two connected spaces with independent utility meters. The main side includes 3 bedrooms, 2 bathrooms, an open living and dining area with cathedral ceilings, a kitchen, and access to the outdoor area. The adjoining space adds a large bedroom, living room with wood flooring, kitchen, bathroom, and balcony.
Outdoor improvements include a deck, inground pool, and cabana with a dedicated bathroom. Off-street parking accommodates two vehicles. The layout can function as separate living quarters or be adapted into one larger residence. Built in 1995, the property contains 3,851 square feet of total living space and is located on Desoto Street in New Orleans.
Outdoor improvements include a deck, inground pool, and cabana with a dedicated bathroom. Off-street parking accommodates two vehicles. The layout can function as separate living quarters or be adapted into one larger residence. Built in 1995, the property contains 3,851 square feet of total living space and is located on Desoto Street in New Orleans.
Key Highlights
- 3,851 square feet of total living space
- Primary residence with attached townhouse‑style living area
- Main residence includes 3 bedrooms, 2 bathrooms, and cathedral ceilings
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
$48,763
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
5.05%
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%
$975,260
$975.3K
Cap Rate 7%
$696,614
$696.6K
Cap Rate 9%
$541,811
$541.8K
Market Conditions
NOI Build-Up for 3,851 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
$76.2K $19.80/SF
− Vacancy
−$6.6K −$1.71/SF
EGI
$69.7K $18.09/SF
− OpEx
−$20.9K −$5.43/SF
NOI
$48.8K $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%
$975,260
Cap Rate 7%
$696,614
Cap Rate 9%
$541,811
Alternative Uses
Best Use
Multifamily LT 5
$696.6K
$609.5K – $812.7K
NOI $48,763 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$640.3K
$560.3K – $747.0K
NOI $44,821 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$1.01M
$881.7K – $1.18M
NOI $70,538 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,236
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
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 connected living areas offer separate meters, outdoor amenities, and off-street parking.
Where is this duplex located?
The property is located at 2820-22 Desoto Street New Orleans, LA.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: 3,851 square feet of total living space; Primary residence with attached townhouse‑style living area; Main residence includes 3 bedrooms, 2 bathrooms, and cathedral ceilings
