Renovated Duplex with Updated
For Sale
$215,000
4113 N Claiborne Ave, New Orleans, LA 70116
Two residential units offer refreshed interiors, updated kitchens and baths, and modernized building systems.
Property Size1,500 SF
Price / SF$143.33
Days on Market16
Property Features for 4113 N Claiborne Ave
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Martin Realty Group
(504) 251-5528
Listed By:
Tessa Anderson · License #995709745
(504) 251-5528
Source:
Exprealty
Added: Jul 27
Changed: Aug 2
Last Checked: Aug 11 at 12:47PM
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 Martin Realty Group
Investment Insights
Based on property information with market context.
This 1,500-square-foot duplex contains two residential units with refreshed interiors and updated fixtures. Improvements include contemporary kitchen cabinetry and countertops, renovated bathrooms, new flooring, fresh paint, and updated HVAC, plumbing, electrical, and roofing systems. The property is positioned for rental income or an owner-occupant arrangement with one unit available for personal use.
Located at 4113 N Claiborne Ave in New Orleans, the property is near downtown, hospitals, universities, restaurants, shopping, and public transportation. Major highways are also readily accessible, supporting convenient travel throughout the area.
Located at 4113 N Claiborne Ave in New Orleans, the property is near downtown, hospitals, universities, restaurants, shopping, and public transportation. Major highways are also readily accessible, supporting convenient travel throughout the area.
Key Highlights
- Two‑unit duplex with 1,500 SF of total property size
- Recently updated HVAC, plumbing, electrical, and roof
- Renovated kitchens and bathrooms in both units
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
$18,994
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
8.83%
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%
$379,880
$379.9K
Cap Rate 7%
$271,343
$271.3K
Cap Rate 9%
$211,044
$211.0K
Market Conditions
NOI Build-Up for 1,500 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
$29.7K $19.80/SF
− Vacancy
−$2.6K −$1.71/SF
EGI
$27.1K $18.09/SF
− OpEx
−$8.1K −$5.43/SF
NOI
$19.0K $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%
$379,880
Cap Rate 7%
$271,343
Cap Rate 9%
$211,044
Alternative Uses
Best Use
Multifamily LT 5
$271.3K
$237.4K – $316.6K
NOI $18,994 @ 7.0% cap · market cap 8.83%
Second Best
Apartment 5plus
$249.4K
$218.2K – $291.0K
NOI $17,458 @ 7.0% cap · market cap 8.12%
Theoretical Best
Office A
$381.3K
$333.6K – $444.8K
NOI $26,688 @ 7.0% cap · market cap 12.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
Explore this area
Business Placement
Demographics for 70116, LA
10,676
Population
9,620
Households
1.1
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
8,212
Density / Sq Mi
$45,580
Median Household Income
$34,849
Median Earnings
$1,190
Median Rent
$385,100
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?
Duplex - Two residential units offer refreshed interiors, updated kitchens and baths, and modernized building systems.
Where is this duplex located?
The property is located at 4113 N Claiborne Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,500 SF of total property size; Recently updated HVAC, plumbing, electrical, and roof; Renovated kitchens and bathrooms in both units
