Turnkey Duplex with Fenced
3011-13 Wall Boulevard New Orleans, LA 70114
3011-13 Wall Boulevard, New Orleans, LA, 70114
$424,900
For Sale
$424,900
Newly constructed duplex with two 3-bedroom, 2-bath units, in-unit laundry, fenced backyard, and off-street parking.
Property Size2,430 SF
Price / SF$174.86
Days on Market126
Property Features for 3011-13 Wall Boulevard
General Information
- Standard status
- Active
- Size
- 2,430 SF
- Property subtype
- MULTI FAMILY FOR SALE / Townhouse
Building Details
- Year Built
- 2024
Listing agency
Christian Shane Properties
(504) 252-0455
Listed by
Christian Galvin · License #995702954
(504) 252-0455
Source
Compass
Added: Mar 19 Updated: Jul 21 at 10:06PM Checked: Jul 21 at 10:06PM
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 Christian Shane Properties
Investment Insights
Based on property information with market context.
Newly constructed duplex configured as two separate units, each offering 3 bedrooms and 2 full bathrooms, for a combined total of 6 bedrooms and 4 bathrooms. Interiors include luxury vinyl plank flooring, quartz countertops, and modern tiled bathrooms. Each primary suite features a spa-like soaking tub and a walk-in closet, and both units include in-unit laundry. One unit is currently occupied, while the second unit is vacant and move-in ready.
The property is described as being about 10 minutes from Downtown New Orleans. Outside, there is a spacious fenced backyard and ample off-street parking intended to accommodate multiple vehicles, with room suitable for a boat or trailer as well.
Overall, the layout supports flexible occupancy with either one unit lived in and the other rented, or both units leased, based on the current occupied/vacant status.
The property is described as being about 10 minutes from Downtown New Orleans. Outside, there is a spacious fenced backyard and ample off-street parking intended to accommodate multiple vehicles, with room suitable for a boat or trailer as well.
Overall, the layout supports flexible occupancy with either one unit lived in and the other rented, or both units leased, based on the current occupied/vacant status.
Key Highlights
- Newly constructed 2‑story duplex (2024) with 2 units and a total of 6 bedrooms and 4 full bathrooms
- Each unit offers 3 bedrooms and 2 full bathrooms, with in‑unit laundry
- Central heating and central air conditioning for year‑round comfort in both units
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $48.1k | $19.80 |
| − Vacancy | −$4.2k | −$1.71 |
| EGI | $44.0k | $18.09 |
| − OpEx | −$13.2k | −$5.43 |
| NOI | $30.8k | $12.66 |
2,430 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$439.6K
$384.6K – $512.8K
NOI $30,770 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$404.0K
$353.5K – $471.4K
NOI $28,282 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$617.6K
$540.4K – $720.6K
NOI $43,234 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Newly constructed duplex with two 3-bedroom, 2-bath units, in-unit laundry, fenced backyard, and off-street parking.
Where is this duplex located?
The property is located at 3011-13 Wall Boulevard New Orleans, LA.
What is the asking price?
The asking price for this property is $424,900.
What are key features of this property?
This property features: Newly constructed 2‑story duplex (2024) with 2 units and a total of 6 bedrooms and 4 full bathrooms; Each unit offers 3 bedrooms and 2 full bathrooms, with in‑unit laundry; Central heating and central air conditioning for year‑round comfort in both units
