Historic Duplex with Front
For Sale
$299,000
3034 36 Upperline Street, New Orleans, LA 70125
Two-unit New Orleans property featuring spacious interiors, high ceilings, natural light, and period architectural details.
Property Size2,000 SF
Days on Market65
Property Features for 3034 36 Upperline Street
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Multi Family Home
Additional Details
Multifamily Units
2
Amenities
front porch
Building Details
Building Size
2,000 SF
Year Built
1941
Buildings
1
Stories
1
Listing Agency:
Remax N. O. Properties
(504) 261-0282
Listed By:
Haj Langford · License #000028636
(504) 261-0282
Source:
Nolalivingrealty
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 12 at 12:08PM
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 Remax N. O. Properties
Investment Insights
Based on property information with market context.
Built in 1941, this New Orleans duplex contains two independent sides with comfortable living areas and generously sized bedrooms. The property retains period character through high ceilings, abundant natural light, architectural details, and a substantial front porch. Each unit offers a separate living arrangement, supporting privacy between occupants while preserving the flexibility of a two-unit layout.
Located at 3034-3036 Upperline Street in the Uptown area, the property is near universities, hospitals, restaurants, shopping, parks, and cultural attractions. Its setting places everyday amenities and major neighborhood destinations within easy reach. The configuration may suit an owner-occupant seeking separate space alongside a second unit, or an investor evaluating a duplex property in New Orleans.
Located at 3034-3036 Upperline Street in the Uptown area, the property is near universities, hospitals, restaurants, shopping, parks, and cultural attractions. Its setting places everyday amenities and major neighborhood destinations within easy reach. The configuration may suit an owner-occupant seeking separate space alongside a second unit, or an investor evaluating a duplex property in New Orleans.
Key Highlights
- Two‑unit duplex at 3034‑3036 Upperline Street in New Orleans
- Built in 1941
- Large front porch with high ceilings and period architectural details
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
$25,325
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
8.47%
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%
$506,500
$506.5K
Cap Rate 7%
$361,786
$361.8K
Cap Rate 9%
$281,389
$281.4K
Market Conditions
NOI Build-Up for 2,000 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
$39.6K $19.80/SF
− Vacancy
−$3.4K −$1.71/SF
EGI
$36.2K $18.09/SF
− OpEx
−$10.9K −$5.43/SF
NOI
$25.3K $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%
$506,500
Cap Rate 7%
$361,786
Cap Rate 9%
$281,389
Alternative Uses
Best Use
Multifamily LT 5
$361.8K
$316.6K – $422.1K
NOI $25,325 @ 7.0% cap · market cap 8.47%
Second Best
Apartment 5plus
$332.5K
$291.0K – $388.0K
NOI $23,278 @ 7.0% cap · market cap 7.79%
Theoretical Best
Office A
$508.3K
$444.8K – $593.1K
NOI $35,583 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,632
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 New Orleans property featuring spacious interiors, high ceilings, natural light, and period architectural details.
Where is this duplex located?
The property is located at 3034 36 Upperline Street New Orleans, LA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑unit duplex at 3034‑3036 Upperline Street in New Orleans; Built in 1941; Large front porch with high ceilings and period architectural details
