Cottage-Style
New
For Sale
$570,000
4143-45 IBERVILLE Street, New Orleans, LA 70119
Multi-Family, Creole Cottage, New Orleans, LA
Property Size2,634 SF
Price / SF$216.40
Days on Market2
Property Features for 4143-45 IBERVILLE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Off Street, Driveway
Patio and Porch features
Patio
Exterior features
Driveway Permeable Surface, Fence, Outdoor Entertainment Area Beyond Your Average Patio
Fencing
Fenced
Lot features
Regular
Standard status
Active
APN
206208611
Size
2,634 SF
Taxes and HOA fees
Tax Description
SQ 557 PT LOT 3 IBERVILLE 10X135 LOT 4 IBERVILLE 30X135 4143-45 IBERVILLE ST
Legal Description
SQ 557 PT LOT 3 IBERVILLE 10X135 LOT 4 IBERVILLE 30X135 4143-45 IBERVILLE ST
Utilities
Heating system
Central
Cooling system
Window Unit(s), Central Air
Water source
Public
Amenities
covered entertainment area
hot tub
off-street parking
storage shed
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Cottage
Listing Agency:
NOLA Real Estate 4-U, LLC
(504) 304-9597
Listed By:
Sandra Bondi
(504) 858-4136
Added: Sep 12
Changed: Sep 13
Last Checked: Sep 13 at 8:06PM
MLS# 2576694
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1920, this 2,634-square-foot duplex at 4143-45 Iberville Street includes two separate two-bedroom, 1.5-bath units. Both sides feature 12-foot ceilings, and the property combines cottage architecture with practical updates, including central HVAC, fresh interior paint, and sewer and supply line replacement completed in 2015.
The 4143 unit offers hardwood floors, quartz countertops, an oversized range and oven, vent hood, beverage cooler, indoor laundry, off-street parking, and a storage shed. The 4145 unit includes outside laundry and access to the backyard. A fenced rear area with a covered entertainment space, patio, and hot tub adds usable outdoor space. The property is near Mid-City restaurants, bars, shops, groceries, City Park, and the Canal Street streetcar, with the Endymion Parade Route nearby.
The 4143 unit offers hardwood floors, quartz countertops, an oversized range and oven, vent hood, beverage cooler, indoor laundry, off-street parking, and a storage shed. The 4145 unit includes outside laundry and access to the backyard. A fenced rear area with a covered entertainment space, patio, and hot tub adds usable outdoor space. The property is near Mid-City restaurants, bars, shops, groceries, City Park, and the Canal Street streetcar, with the Endymion Parade Route nearby.
Key Highlights
- 2,634‑square‑foot duplex with two 2‑bedroom, 1.5‑bath units
- Built in 1920 with cottage architectural style
- Both units feature 12‑foot ceilings and fresh paint
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
$33,353
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
5.85%
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%
$667,060
$667.1K
Cap Rate 7%
$476,471
$476.5K
Cap Rate 9%
$370,589
$370.6K
Market Conditions
NOI Build-Up for 2,634 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
$52.2K $19.80/SF
− Vacancy
−$4.5K −$1.71/SF
EGI
$47.6K $18.09/SF
− OpEx
−$14.3K −$5.43/SF
NOI
$33.4K $12.66/SF
Area
ZIP 70119
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%
$667,060
Cap Rate 7%
$476,471
Cap Rate 9%
$370,589
Alternative Uses
Best Use
Multifamily LT 5
$476.5K
$416.9K – $555.9K
NOI $33,353 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$438.0K
$383.2K – $511.0K
NOI $30,657 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$689.2K
$603.1K – $804.1K
NOI $48,246 @ 7.0% cap · market cap 8.46%
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
2,070
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
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-bedroom units with outdoor living space, off-street parking, and central HVAC in New Orleans’ Mid-City area.
Where is this duplex located?
The property is located at 4143-45 IBERVILLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: 2,634‑square‑foot duplex with two 2‑bedroom, 1.5‑bath units; Built in 1920 with cottage architectural style; Both units feature 12‑foot ceilings and fresh paint
