Six-Duplex Residential
For Sale
$945,000
Pending
3305-07 Loyola Avenue, New Orleans, LA 70115
Adjacent duplex properties with central air, high ceilings, selected wood floors, and exclusive green space for occupants.
Property Size7,215 SF
Days on Market180
Property Features for 3305-07 Loyola Avenue
General Information
Standard status
Pending
Size
7,215 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
12
Amenities
Central Air
Central
1
12
Asphalt
Pillar/Post/Pier
Vinyl Siding
Building Details
Year Built
1950
Buildings
6
Listing Agency:
Compass
(504) 251-6400
Listed By:
Bryan Francher · License #000040680
(504) 251-6400
Source:
Compass
Added: Mar 6
Changed: Aug 31
Last Checked: Sep 1 at 11:08PM
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 Compass
Investment Insights
Based on property information with market context.
This offering combines six adjacent duplex properties in a single package, totaling 7,215 square feet. The buildings date to 1950 and feature high ceilings, selected wood flooring, central air, vinyl siding, and pillar/post/pier construction. The properties are configured as doubles and may be retained in their current arrangement or evaluated for conversion to single residences, as described in the property information.
The package includes properties on Loyola Avenue and Franklin Court in New Orleans, along with a vacant lot providing green space for the exclusive use of the occupants. Two units are currently rented, while the seller reports a history of maintaining at least 92% occupancy. The complete offering includes 3305-07, 3309-11, 3313-15, and 3313-17 Loyola Avenue, plus 3-4 Franklin Court and 5-6 Franklin Court, with assessor references of 2204 Franklin and 2200 Franklin, respectively.
The package includes properties on Loyola Avenue and Franklin Court in New Orleans, along with a vacant lot providing green space for the exclusive use of the occupants. Two units are currently rented, while the seller reports a history of maintaining at least 92% occupancy. The complete offering includes 3305-07, 3309-11, 3313-15, and 3313-17 Loyola Avenue, plus 3-4 Franklin Court and 5-6 Franklin Court, with assessor references of 2204 Franklin and 2200 Franklin, respectively.
Key Highlights
- Six adjacent duplex properties offered together as one package
- 7,215 square feet across the combined offering
- 1950 construction with high ceilings and selected wood flooring
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
$62,014
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
6.56%
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%
$1,240,280
$1.2M
Cap Rate 7%
$885,914
$885.9K
Cap Rate 9%
$689,044
$689.0K
Market Conditions
NOI Build-Up for 7,215 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
$97.0K $13.44/SF
− Vacancy
−$8.4K −$1.16/SF
EGI
$88.6K $12.28/SF
− OpEx
−$26.6K −$3.68/SF
NOI
$62.0K $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%
$1,240,280
Cap Rate 7%
$885,914
Cap Rate 9%
$689,044
Alternative Uses
Best Use
Multifamily LT 5
$885.9K
$775.2K – $1.03M
NOI $62,014 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$785.3K
$687.2K – $916.2K
NOI $54,973 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$1.90M
$1.67M – $2.22M
NOI $133,247 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
2,331
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?
Duplex - Adjacent duplex properties with central air, high ceilings, selected wood floors, and exclusive green space for occupants.
Where is this duplex located?
The property is located at 3305-07 Loyola Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Six adjacent duplex properties offered together as one package; 7,215 square feet across the combined offering; 1950 construction with high ceilings and selected wood flooring
