Five-Unit Apartment
For Sale
$595,000
4112-12 Burgundy Street, New Orleans, LA 70117
Four apartments occupy the main house, with a separate accessory unit and covered front porch.
Property Size3,256 SF
Price / SF$182.74
Days on Market406
Property Features for 4112-12 Burgundy Street
General Information
Standard status
Active
Size
3,256 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
5
Amenities
covered front porch
Other, Window Unit(s)
Natural Gas
1
5
Inside
Asbestos Shingle
Other
Courtyard
Pillar/Post/Pier
Frame
Porch
Building Details
Year Built
1910
Listing Agency:
Crescent Sotheby's International
(504) 638-5339
Listed By:
Axel Oestreicher · License #995704983
(504) 638-5339
Source:
Compass
Added: Jul 21, 2025
Changed: Aug 29
Last Checked: Aug 29 at 3:49PM
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 Crescent Sotheby's International
Investment Insights
Based on property information with market context.
This 3,256-square-foot multifamily property, constructed in 1910, combines a primary residence containing four apartments with one additional accessory apartment. The improvements include frame construction, asbestos shingle siding, natural gas service, window unit cooling, and a covered front porch supported by pillars or posts. Courtyard space and abundant on-site parking are also part of the property.
The building is located on Burgundy Street in New Orleans’ Bywater neighborhood. The Joint, Bacchanal, and Music Box are within walking distance, along with other Bywater neighborhood destinations. The five-apartment configuration provides a defined multifamily layout with a separate accessory unit.
The building is located on Burgundy Street in New Orleans’ Bywater neighborhood. The Joint, Bacchanal, and Music Box are within walking distance, along with other Bywater neighborhood destinations. The five-apartment configuration provides a defined multifamily layout with a separate accessory unit.
Key Highlights
- Five total apartments: four in the main house plus one accessory apartment
- 3,256 SF multifamily property on Burgundy Street in New Orleans’ Bywater neighborhood
- Constructed in 1910 with frame construction and asbestos shingle siding
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
$37,896
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
6.37%
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%
$757,920
$757.9K
Cap Rate 7%
$541,371
$541.4K
Cap Rate 9%
$421,067
$421.1K
Market Conditions
NOI Build-Up for 3,256 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
$75.8K $23.28/SF
− Vacancy
−$6.9K −$2.12/SF
EGI
$68.9K $21.16/SF
− OpEx
−$31.0K −$9.52/SF
NOI
$37.9K $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%
$757,920
Cap Rate 7%
$541,371
Cap Rate 9%
$421,067
Alternative Uses
Best Use
Apartment 5plus
$541.4K
$473.7K – $631.6K
NOI $37,896 @ 7.0% cap · market cap 6.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$827.6K
$724.1K – $965.5K
NOI $57,930 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
828
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Four apartments occupy the main house, with a separate accessory unit and covered front porch.
Where is this apartment building located?
The property is located at 4112-12 Burgundy Street New Orleans, LA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Five total apartments: four in the main house plus one accessory apartment; 3,256 SF multifamily property on Burgundy Street in New Orleans’ Bywater neighborhood; Constructed in 1910 with frame construction and asbestos shingle siding
