Duplex with Original
For Sale
$400,000
4412 S CARROLLTON Avenue, New Orleans, LA 70119
Multi-Family, Shot Gun, New Orleans, LA
Property Size2,179 SF
Price / SF$183.57
Days on Market55
Property Features for 4412 S CARROLLTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street
Lot features
Regular
Subdivision
MID CITY
Standard status
Active
APN
1-05-3-046-31
Size
2,179 SF
Taxes and HOA fees
Tax Description
SQ 759 LOTS 41 A PT 18 & 15 S CARROLLTON 32' X 120' 2. 4412-4414 S CARROLLTON AVE
Legal Description
SQ 759 LOTS 41 A PT 18 & 15 S CARROLLTON 32' X 120' 2. 4412-4414 S CARROLLTON AVE
Utilities
Cooling system
Window Unit(s)
Water source
Public
Amenities
high ceilings
fireplaces
Building Details
Year built
1933
Floors in Building
1
Number of units
2
Roof type
Shingle
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Aurelia Montalvo
(504) 669-8822
Added: Jul 9
Changed: Aug 19
Last Checked: Sep 1 at 4:06AM
MLS# 2567040
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 1933, this 2,179-square-foot duplex features two residential units with high ceilings, spacious bedrooms, and original fireplaces in each room. The property includes window unit cooling, off-street parking, public water service, and a shingle roof. Its duplex configuration supports owner occupancy in one unit while leasing the other, as described in the property information.
The property is in New Orleans near restaurants, shopping, universities, and high schools. Audubon Park and City Park are a few minutes away, and the zoo is also nearby, adding access to outdoor recreation and local attractions.
The property is in New Orleans near restaurants, shopping, universities, and high schools. Audubon Park and City Park are a few minutes away, and the zoo is also nearby, adding access to outdoor recreation and local attractions.
Key Highlights
- 2,179 square feet across a duplex configuration
- Built in 1933 with original fireplaces in each room
- High ceilings and spacious bedrooms
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
$27,592
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
6.90%
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%
$551,840
$551.8K
Cap Rate 7%
$394,171
$394.2K
Cap Rate 9%
$306,578
$306.6K
Market Conditions
NOI Build-Up for 2,179 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
$43.1K $19.80/SF
− Vacancy
−$3.7K −$1.71/SF
EGI
$39.4K $18.09/SF
− OpEx
−$11.8K −$5.43/SF
NOI
$27.6K $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%
$551,840
Cap Rate 7%
$394,171
Cap Rate 9%
$306,578
Alternative Uses
Best Use
Multifamily LT 5
$394.2K
$344.9K – $459.9K
NOI $27,592 @ 7.0% cap · market cap 6.90%
Second Best
Apartment 5plus
$362.3K
$317.0K – $422.7K
NOI $25,361 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$570.2K
$498.9K – $665.2K
NOI $39,912 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,042
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
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-unit residential property with high ceilings, spacious bedrooms, and off-street parking in New Orleans.
Where is this duplex located?
The property is located at 4412 S CARROLLTON Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,179 square feet across a duplex configuration; Built in 1933 with original fireplaces in each room; High ceilings and spacious bedrooms
