Tenant-Occupied Duplex with
For Sale
$315,000
4321-23 Touro Street, New Orleans, LA 70122
Two occupied units include off-street parking, separate outdoor areas, appliances, storage sheds, and washer/dryer hookups.
Property Size2,500 SF
Price / SF$126
Days on Market431
Property Features for 4321-23 Touro Street
General Information
Standard status
Active
Size
2,500 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Occupancy
100%
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
off-street parking
front porch
outdoor areas
hardwood floors
tile accents
washer/dryer hookups
storage sheds
appliances
Central Air
Central
1
3
6
Asphalt
Other
Pillar/Post/Pier
Brick
Porch
Building Details
Year Built
1980
Buildings
1
Tenancy
Multi
Listing Agency:
Epique Realty
Listed By:
Sunny Veal · License #995715156
(504) 358-9994
Source:
Compass
Added: Jun 30, 2025
Changed: Sep 2
Last Checked: Sep 1 at 10:39PM
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 Epique Realty
Investment Insights
Based on property information with market context.
This duplex contains 2,500 square feet and two separately configured residences. The larger unit has 4 bedrooms and 2 baths, abundant closet space, and a bonus room that can serve as an office or additional living area. The second residence provides 2 bedrooms and 1 bath, with an updated kitchen and bathroom. Both units have appliances, washer/dryer hookups, individual storage sheds, and separate outdoor areas. Original hardwood floors are complemented by tile in the kitchens, baths, and dining areas. The property also includes a spacious front porch, off-street parking, brick exterior elements, asphalt surfaces, and a pillar/post/pier foundation. Both residences are tenant occupied. Located near Gentilly shopping, Dillard University, and neighborhood conveniences, the property is minutes from the CBD and Downtown New Orleans, with access to I-10. Showings require 24-hour notice.
Key Highlights
- 2,500‑square‑foot duplex with two separately configured residences
- 4‑bedroom, 2‑bath unit includes a bonus room and abundant closet space
- 2‑bedroom, 1‑bath unit has an updated kitchen and bathroom
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
$25,901
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
8.22%
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%
$518,020
$518.0K
Cap Rate 7%
$370,014
$370.0K
Cap Rate 9%
$287,789
$287.8K
Market Conditions
NOI Build-Up for 2,500 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
$40.5K $16.20/SF
− Vacancy
−$3.5K −$1.40/SF
EGI
$37.0K $14.80/SF
− OpEx
−$11.1K −$4.44/SF
NOI
$25.9K $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 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%
$518,020
Cap Rate 7%
$370,014
Cap Rate 9%
$287,789
Alternative Uses
Best Use
Multifamily LT 5
$370.0K
$323.8K – $431.7K
NOI $25,901 @ 7.0% cap · market cap 8.22%
Second Best
Apartment 5plus
$321.4K
$281.2K – $375.0K
NOI $22,498 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$654.2K
$572.4K – $763.2K
NOI $45,792 @ 7.0% cap · market cap 14.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
730
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 occupied units include off-street parking, separate outdoor areas, appliances, storage sheds, and washer/dryer hookups.
Where is this duplex located?
The property is located at 4321-23 Touro Street New Orleans, LA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 2,500‑square‑foot duplex with two separately configured residences; 4‑bedroom, 2‑bath unit includes a bonus room and abundant closet space; 2‑bedroom, 1‑bath unit has an updated kitchen and bathroom
