Six-Unit Apartment
For Sale
$1,300,000
3400 Dauphine St, New Orleans, LA 70117
Three remodeled structures offer in-unit living and central air in New Orleans’ Bywater Neighborhood.
Property Size5,275 SF
Price / SF$246.45
Days on Market173
Property Features for 3400 Dauphine St
General Information
Standard status
Active
Size
5,275 SF
Property subtype
Multi-Family
Zoning
HMR3
Additional Details
Multifamily Units
6
Building Details
Year Built
2019
Year Renovated
2019
Buildings
3
Listing Agency:
REVE, REALTORS
(504) 884-3893
Listed By:
Phillipa Bowers
Source:
Fiorellaavenue
Added: Mar 13
Changed: Aug 30
Last Checked: Aug 31 at 7:27PM
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 REVE, REALTORS
Investment Insights
Based on property information with market context.
Located at 3400 Dauphine Street in New Orleans, this multifamily property comprises three buildings with six apartments totaling 5,275 square feet. The structures were remodeled in 2019 and include central air, in-unit features, security systems, balconies, and a courtyard. Exterior construction includes brick and wood siding, with traditional pillar/post/pier and slab foundations.
The property is in the Bywater Neighborhood, with proximity to the French Quarter, Marigny, and CBD. Retailers, schools, and workplaces are also located nearby. HMR3 zoning applies to the property. The sale is structured as a package with 725-27 Desire St., which is separately listed under MLS No. 2488070.
The property is in the Bywater Neighborhood, with proximity to the French Quarter, Marigny, and CBD. Retailers, schools, and workplaces are also located nearby. HMR3 zoning applies to the property. The sale is structured as a package with 725-27 Desire St., which is separately listed under MLS No. 2488070.
Key Highlights
- Six apartments across 3 buildings
- 5,275 square feet of total property size
- Remodeled in 2019
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
$61,395
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
4.72%
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%
$1,227,900
$1.2M
Cap Rate 7%
$877,071
$877.1K
Cap Rate 9%
$682,167
$682.2K
Market Conditions
NOI Build-Up for 5,275 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
$122.8K $23.28/SF
− Vacancy
−$11.2K −$2.12/SF
EGI
$111.6K $21.16/SF
− OpEx
−$50.2K −$9.52/SF
NOI
$61.4K $11.64/SF
Area
New Orleans, LA
Vacancy
9.10%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,227,900
Cap Rate 7%
$877,071
Cap Rate 9%
$682,167
Alternative Uses
Best Use
Apartment 5plus
$877.1K
$767.4K – $1.02M
NOI $61,395 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,851 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,274
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
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?
Apartment building - Three remodeled structures offer in-unit living and central air in New Orleans’ Bywater Neighborhood.
Where is this apartment building located?
The property is located at 3400 Dauphine St New Orleans, LA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Six apartments across 3 buildings; 5,275 square feet of total property size; Remodeled in 2019
