Side-by-Side
For Sale
$199,900
3911-13 Franklin Avenue, New Orleans, LA 70122
Two separate residences offer a flexible layout with hardwood floors and updated central HVAC.
Property Size1,663 SF
Price / SF$120.20
Days on Market105
Property Features for 3911-13 Franklin Avenue
General Information
Standard status
Active
Size
1,663 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
hardwood floors
central HVAC
Central Air
Central
1
2
4
Asphalt
Pillar/Post/Pier
Other
Building Details
Year Built
1956
Listing Agency:
Hera Realty
Listed By:
Patricia Stevens · License #912122943
(504) 428-4230
Source:
Compass
Added: Jun 23
Changed: Oct 4
Last Checked: Oct 4 at 1:26PM
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 Hera Realty
Investment Insights
Based on property information with market context.
Located at 3911-13 Franklin Avenue in New Orleans, this 1956 duplex contains two adjoining residences within approximately 1,663 total living square feet. Each unit includes 2 bedrooms and 1 bathroom, creating a clearly defined two-unit configuration. Hardwood flooring extends through the interiors, while a new central HVAC system provides current heating and cooling equipment.
The property is situated in Gentilly and includes asphalt exterior surfacing with pillar/post/pier construction. Its side-by-side arrangement provides separate living spaces within one residential income property, supporting a range of occupancy and management approaches without combining the units into a single floor plan.
The property is situated in Gentilly and includes asphalt exterior surfacing with pillar/post/pier construction. Its side-by-side arrangement provides separate living spaces within one residential income property, supporting a range of occupancy and management approaches without combining the units into a single floor plan.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 bathroom
- Approximately 1,663 total living square feet
- Hardwood floors throughout the interiors
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$17,229
Cap Rate
8.62%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$344,580
$344.6K
Cap Rate 7%
$246,129
$246.1K
Cap Rate 9%
$191,433
$191.4K
Market Conditions
NOI Build-Up for 1,663 SF
Gross rent
$26.9K $16.20/SF
− Vacancy
−$2.3K −$1.40/SF
EGI
$24.6K $14.80/SF
− OpEx
−$7.4K −$4.44/SF
NOI
$17.2K $10.36/SF
Area
ZIP 70122
Vacancy
8.64%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$344,580
Cap Rate 7%
$246,129
Cap Rate 9%
$191,433
Alternative Uses
Best Use
Multifamily LT 5
$246.1K
$215.4K – $287.2K
NOI $17,229 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$213.8K
$187.1K – $249.4K
NOI $14,966 @ 7.0% cap · market cap 7.49%
Theoretical Best
Office A
$435.2K
$380.8K – $507.7K
NOI $30,461 @ 7.0% cap · market cap 15.24%
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
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 70122, LA
34,986
Population
17,131
Households
2
Avg Household Size
39
Median Age
37%
College-Educated
89%
High-School Grad
6.3 sq mi
ZIP Area
5,553
Density / Sq Mi
$47,613
Median Household Income
$38,248
Median Earnings
$1,196
Median Rent
$274,700
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 separate residences offer a flexible layout with hardwood floors and updated central HVAC.
Where is this duplex located?
The property is located at 3911-13 Franklin Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two side‑by‑side units, each with 2 bedrooms and 1 bathroom; Approximately 1,663 total living square feet; Hardwood floors throughout the interiors
