New Construction Duplex with
For Sale
$385,000
3213-15 Toledano Street, New Orleans, LA 70125
Two modern residences offer open living areas, stainless steel appliances, stone countertops, and central air.
Property Size2,475 SF
Price / SF$155.56
Days on Market230
Property Features for 3213-15 Toledano Street
General Information
Standard status
Active
Size
2,475 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Amenities
Central Air
Central
1
4
6
in unit
Asphalt
Other
2
Pillar/Post/Pier
HardiPlank Type
Building Details
Year Built
2025
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 517-6292
Listed By:
Maya Madison · License #995693263
(504) 517-6292
Source:
Compass
Added: Jan 15
Changed: Sep 2
Last Checked: Aug 31 at 9:44PM
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 KELLER WILLIAMS REALTY 455-0100
Investment Insights
Based on property information with market context.
Completed in 2025, this 2,475-square-foot duplex contains two fully leased residences, each with 3 bedrooms and 2 full baths. Both units feature open-concept living areas, stainless steel appliances, stone countertops, central air, and modern interior finishes. The building has HardiPlank siding and a Pillar/Post/Pier foundation.
The upper residence includes a private balcony and 9-foot ceilings. The lower residence provides 10-foot ceilings and additional storage. A long asphalt driveway leads to rear off-street parking for two cars, adding practical functionality for both units. The property is located at 3213-15 Toledano Street in New Orleans, Louisiana.
The upper residence includes a private balcony and 9-foot ceilings. The lower residence provides 10-foot ceilings and additional storage. A long asphalt driveway leads to rear off-street parking for two cars, adding practical functionality for both units. The property is located at 3213-15 Toledano Street in New Orleans, Louisiana.
Key Highlights
- 2025‑built duplex totaling 2,475 SF
- Two fully leased units, each with 3 bedrooms and 2 full baths
- Stainless steel appliances and stone countertops in both residences
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
$31,340
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
8.14%
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%
$626,800
$626.8K
Cap Rate 7%
$447,714
$447.7K
Cap Rate 9%
$348,222
$348.2K
Market Conditions
NOI Build-Up for 2,475 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
$49.0K $19.80/SF
− Vacancy
−$4.2K −$1.71/SF
EGI
$44.8K $18.09/SF
− OpEx
−$13.4K −$5.43/SF
NOI
$31.3K $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%
$626,800
Cap Rate 7%
$447,714
Cap Rate 9%
$348,222
Alternative Uses
Best Use
Multifamily LT 5
$447.7K
$391.8K – $522.3K
NOI $31,340 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$411.5K
$360.1K – $480.1K
NOI $28,806 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$629.1K
$550.4K – $733.9K
NOI $44,034 @ 7.0% cap · market cap 11.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,692
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 modern residences offer open living areas, stainless steel appliances, stone countertops, and central air.
Where is this duplex located?
The property is located at 3213-15 Toledano Street New Orleans, LA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 2025‑built duplex totaling 2,475 SF; Two fully leased units, each with 3 bedrooms and 2 full baths; Stainless steel appliances and stone countertops in both residences
