Duplex with Off-Street
For Sale
$315,000
4321 TOURO Street, New Orleans, LA 70122
Multi-Family, Traditional, New Orleans, LA
Property Size2,500 SF
Price / SF$126
Days on Market234
Property Features for 4321 TOURO Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
Vascoville
Standard status
Active
APN
4321-TOUROST
Size
2,500 SF
Taxes and HOA fees
Tax Description
SQ 3078 TOURO ST LOT 10 40X155
Legal Description
SQ 3078 TOURO ST LOT 10 40X155
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
off-street parking
front porch
separate outdoor areas
washer/dryer hookups
storage sheds
hardwood floors
appliances
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
Epique Realty
(888) 893-3537
Listed By:
Tamike Veal
(504) 358-9994
Added: Jan 23
Changed: Sep 7
Last Checked: Sep 14 at 8:06PM
MLS# 2539675
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.
This 2,500-square-foot duplex, built in 1980, contains two tenant-occupied residences with separate outdoor areas and individual storage sheds. The larger unit provides four bedrooms, two baths, generous closet space, and a bonus room suited to office or living use. The second residence has two bedrooms and one bath, along with an updated kitchen and bathroom. Original hardwood floors complement tile in the kitchens, baths, and dining areas. Both units include appliances and washer/dryer hookups.
The property includes a spacious front porch, fencing, driveway parking, off-street parking, central heating, central air, a shingle roof, and public water service. It is positioned in Gentilly near neighborhood shopping, Dillard University, and local conveniences, with access to I-10 and proximity to the CBD and Downtown New Orleans. Showings require 24-hour notice.
The property includes a spacious front porch, fencing, driveway parking, off-street parking, central heating, central air, a shingle roof, and public water service. It is positioned in Gentilly near neighborhood shopping, Dillard University, and local conveniences, with access to I-10 and proximity to the CBD and Downtown New Orleans. Showings require 24-hour notice.
Key Highlights
- 2,500 SF duplex with two tenant‑occupied units
- Unit mix includes 4 bedrooms and 2 baths plus 2 bedrooms and 1 bath
- Larger unit includes a bonus room and abundant closet space
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
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Current Use
Lease Details
2
Residential units
100%
Occupancy
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
Check the figures for this property
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 occupied units offer distinct layouts, appliances, storage sheds, and washer/dryer hookups.
Where is this duplex located?
The property is located at 4321 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 SF duplex with two tenant‑occupied units; Unit mix includes 4 bedrooms and 2 baths plus 2 bedrooms and 1 bath; Larger unit includes a bonus room and abundant closet space
