Two-Unit Duplex with
New
For Sale
$899,000
3400 Napoleon Ave, New Orleans, LA 70112
Two residences offer distinct living spaces, while gated off-street parking accommodates vehicles, a boat, or an RV.
Property Size6,474 SF
Price / SF$138.86
Days on Market4
Property Features for 3400 Napoleon Ave
General Information
Standard status
Active
Size
6,474 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 3BR/3BA
Multifamily Units
2
Amenities
screened porch
working fireplace
whole house water filtration system
leased solar panels
Building Details
Year Built
1926
Buildings
1
Listing Agency:
Compass Uptown
Listed By:
Kelli Wright · License #000075219
(504) 613-7902
Source:
Fiorellaavenue
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 1:20PM
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 Uptown
Investment Insights
Based on property information with market context.
Built in 1926, this duplex contains two residences with hardwood floors, 10-foot ceilings, formal living rooms with working fireplaces, dining rooms, and kitchens with islands, granite countertops, and stainless steel appliances. The 2,500-square-foot lower unit has three bedrooms, two full baths, a porch, and a private entrance; it is currently used as an Airbnb. The 4,100-square-foot upper unit includes two bedrooms and two full baths on its main floor, plus a 1,600-square-foot finished loft with a full bath. A screened porch extends the upper-level space.
The ground floor provides another 2,500 square feet for storage, workshop, or hobby use. Gated off-street parking includes space for four cars, with additional room for a boat or RV. The property also has leased solar panels, a whole-house water filtration system, and a roof described as four years old. The Broadmoor location is close to universities, hospitals, and the Central Business District.
The ground floor provides another 2,500 square feet for storage, workshop, or hobby use. Gated off-street parking includes space for four cars, with additional room for a boat or RV. The property also has leased solar panels, a whole-house water filtration system, and a roof described as four years old. The Broadmoor location is close to universities, hospitals, and the Central Business District.
Key Highlights
- Two residences: a 2,500‑square‑foot lower unit and a 4,100‑square‑foot upper unit
- Upper residence includes a 1,600‑square‑foot finished loft with a full bath
- Ground floor offers 2,500 square feet for storage, workshop, or hobby use
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
$81,977
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
9.12%
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%
$1,639,540
$1.6M
Cap Rate 7%
$1,171,100
$1.2M
Cap Rate 9%
$910,856
$910.9K
Market Conditions
NOI Build-Up for 6,474 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
$128.2K $19.80/SF
− Vacancy
−$11.1K −$1.71/SF
EGI
$117.1K $18.09/SF
− OpEx
−$35.1K −$5.43/SF
NOI
$82.0K $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%
$1,639,540
Cap Rate 7%
$1,171,100
Cap Rate 9%
$910,856
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.02M – $1.37M
NOI $81,977 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$1.08M
$941.9K – $1.26M
NOI $75,350 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,183 @ 7.0% cap · market cap 12.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,567
Businesses Nearby
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Business Placement
Demographics for 70112, LA
4,988
Population
3,711
Households
1.3
Avg Household Size
35
Median Age
44%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
4,988
Density / Sq Mi
$23,052
Median Household Income
$36,029
Median Earnings
$1,063
Median Rent
$398,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer distinct living spaces, while gated off-street parking accommodates vehicles, a boat, or an RV.
Where is this duplex located?
The property is located at 3400 Napoleon Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two residences: a 2,500‑square‑foot lower unit and a 4,100‑square‑foot upper unit; Upper residence includes a 1,600‑square‑foot finished loft with a full bath; Ground floor offers 2,500 square feet for storage, workshop, or hobby use
