Renovated Duplex with Guest
For Sale
$519,900
4654 56 Baccich St, New Orleans, LA 70122
Two updated units and a detached suite provide flexible residential income-property functionality.
Property Size3,785 SF
Price / SF$137.36
Days on Market44
Property Features for 4654 56 Baccich St
General Information
Standard status
Active
Size
3,785 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 4BR/2.5BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Building Details
Year Built
1936
Listing Agency:
Talbot Realty Group
(504) 319-1452
Listed By:
Christopher Talbot · License #000075986
Source:
Dominionplace
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 31 at 7:38PM
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 Talbot Realty Group
Investment Insights
Based on property information with market context.
This renovated duplex includes two 4BR/2.5BA units in the main building, which contains approximately 3,700+ SF. Interior features include hardwood flooring, refreshed kitchens with stainless appliances, and modernized bathrooms. A detached guest suite adds a full kitchen and can serve as extended living space, workspace, or supplemental income use. The guest suite is separate from the main living area.
The property includes off-street parking for multiple vehicles and is situated in Gentilly Terrace, with access to the Lakefront, I-610, and the French Quarter. The home was built in 1936, and improvements have been completed over time.
The property includes off-street parking for multiple vehicles and is situated in Gentilly Terrace, with access to the Lakefront, I-610, and the French Quarter. The home was built in 1936, and improvements have been completed over time.
Key Highlights
- Two 4BR/2.5BA duplex units
- Main building contains approximately 3,700+ SF
- Detached guest suite with full kitchen
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
$39,213
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
7.54%
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%
$784,260
$784.3K
Cap Rate 7%
$560,186
$560.2K
Cap Rate 9%
$435,700
$435.7K
Market Conditions
NOI Build-Up for 3,785 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
$61.3K $16.20/SF
− Vacancy
−$5.3K −$1.40/SF
EGI
$56.0K $14.80/SF
− OpEx
−$16.8K −$4.44/SF
NOI
$39.2K $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%
$784,260
Cap Rate 7%
$560,186
Cap Rate 9%
$435,700
Alternative Uses
Best Use
Multifamily LT 5
$560.2K
$490.2K – $653.6K
NOI $39,213 @ 7.0% cap · market cap 7.54%
Second Best
Apartment 5plus
$486.6K
$425.8K – $567.7K
NOI $34,062 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$990.4K
$866.6K – $1.16M
NOI $69,329 @ 7.0% cap · market cap 13.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
480
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 updated units and a detached suite provide flexible residential income-property functionality.
Where is this duplex located?
The property is located at 4654 56 Baccich St New Orleans, LA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: Two 4BR/2.5BA duplex units; Main building contains approximately 3,700+ SF; Detached guest suite with full kitchen
