Updated Quadplex with Private
For Sale
$699,900
4614-4616 Orleans Avenue, New Orleans, LA 70119
Two units feature updated kitchens, bathrooms, and in-unit laundry.
Property Size2,800 SF
Price / SF$249.96
Days on Market177
Property Features for 4614-4616 Orleans Avenue
General Information
Standard status
Active
Size
2,800 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
4
Amenities
private balcony
washer and dryer in unit
window units
Window Unit(s)
Other Heat
2
4
Asphalt
Pillar/Post/Pier
Other
Building Details
Year Built
1920
Listing Agency:
NOLA Living Realty
(504) 259-7945
Listed By:
Eric Hernandez · License #995689934
(504) 259-7945
Source:
Compass
Added: Mar 6
Changed: Aug 30
Last Checked: Aug 30 at 7:35PM
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 NOLA Living Realty
Investment Insights
Based on property information with market context.
This four-unit property contains 2,800 square feet and dates to 1920. Two units have been fully updated with new kitchens, bathrooms, and in-unit washer and dryer appliances. The building also includes a private balcony with views toward City Park, two newer water heaters, a roof installed 5 years ago, and mostly newer window units.
Located at 4614-4616 Orleans Avenue in New Orleans, the property sits on the Endymion Parade route and is steps from City Park. Its Mid City setting places the building near local festivals, with the units identified for furnished rental or Airbnb use. The exterior includes asphalt and pillar, post, and pier elements.
Located at 4614-4616 Orleans Avenue in New Orleans, the property sits on the Endymion Parade route and is steps from City Park. Its Mid City setting places the building near local festivals, with the units identified for furnished rental or Airbnb use. The exterior includes asphalt and pillar, post, and pier elements.
Key Highlights
- Four‑unit property with 2,800 square feet
- Two fully updated units with new kitchens and bathrooms
- In‑unit washer and dryer appliances in the renovated 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
$35,455
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
5.07%
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%
$709,100
$709.1K
Cap Rate 7%
$506,500
$506.5K
Cap Rate 9%
$393,944
$393.9K
Market Conditions
NOI Build-Up for 2,800 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
$55.4K $19.80/SF
− Vacancy
−$4.8K −$1.71/SF
EGI
$50.6K $18.09/SF
− OpEx
−$15.2K −$5.43/SF
NOI
$35.5K $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%
$709,100
Cap Rate 7%
$506,500
Cap Rate 9%
$393,944
Alternative Uses
Best Use
Multifamily LT 5
$506.5K
$443.2K – $590.9K
NOI $35,455 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$465.6K
$407.4K – $543.2K
NOI $32,589 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$732.7K
$641.1K – $854.8K
NOI $51,287 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,417
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?
Quadplex - Two units feature updated kitchens, bathrooms, and in-unit laundry.
Where is this quadplex located?
The property is located at 4614-4616 Orleans Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Four‑unit property with 2,800 square feet; Two fully updated units with new kitchens and bathrooms; In‑unit washer and dryer appliances in the renovated units
