Two-Unit Duplex with
New
For Sale
$469,000
4901 03 Danneel St, New Orleans, LA 70115
Historic double offers two separately configured residences with flexible office space, period details, laundry storage, and off-street parking.
Property Size2,106 SF
Price / SF$222.70
Days on Market4
Property Features for 4901 03 Danneel St
General Information
Standard status
Active
Size
2,106 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
hardwood floors
decorative fireplaces
storage/laundry room
off-street parking
Building Details
Year Built
1920
Buildings
1
Construction
shotgun double
Listing Agency:
Riverside Realty, Inc.
(985) 307-1208
Listed By:
April Brown · License #995705288
(504) 606-0466
Source:
Hospitalityrealty
Added: Sep 7
Changed: Sep 9
Last Checked: Sep 10 at 6:33AM
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 Riverside Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains two residences, each with two bedrooms, two full bathrooms, a bonus office, hardwood flooring, and a decorative fireplace. Both sides also include dedicated storage and laundry areas, while off-street parking adds practical convenience. The property provides 2,106 square feet of combined building area.
The duplex is located in Uptown New Orleans, a few blocks from St. Charles Avenue and near local universities. Downtown and the hospital district are accessible by commute, and the property is within walking distance of Mardi Gras parade routes.
The duplex is located in Uptown New Orleans, a few blocks from St. Charles Avenue and near local universities. Downtown and the hospital district are accessible by commute, and the property is within walking distance of Mardi Gras parade routes.
Key Highlights
- 2,106 SF duplex built in 1920
- Each unit includes 2 bedrooms and 2 full baths
- Bonus office space provided on both sides
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
$18,101
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
3.86%
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%
$362,020
$362.0K
Cap Rate 7%
$258,586
$258.6K
Cap Rate 9%
$201,122
$201.1K
Market Conditions
NOI Build-Up for 2,106 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
$28.3K $13.44/SF
− Vacancy
−$2.4K −$1.16/SF
EGI
$25.9K $12.28/SF
− OpEx
−$7.8K −$3.68/SF
NOI
$18.1K $8.60/SF
Area
ZIP 70115
Vacancy
8.64%
Lease Rate
$13.44 /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%
$362,020
Cap Rate 7%
$258,586
Cap Rate 9%
$201,122
Alternative Uses
Best Use
Multifamily LT 5
$258.6K
$226.3K – $301.7K
NOI $18,101 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$229.2K
$200.6K – $267.4K
NOI $16,046 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$555.6K
$486.2K – $648.2K
NOI $38,894 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,496
Businesses Nearby
Explore this area
Business Placement
Demographics for 70115, LA
31,736
Population
18,134
Households
1.8
Avg Household Size
38
Median Age
64%
College-Educated
95%
High-School Grad
3.8 sq mi
ZIP Area
8,352
Density / Sq Mi
$94,181
Median Household Income
$57,242
Median Earnings
$1,442
Median Rent
$616,600
Median Home Value
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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 - Historic double offers two separately configured residences with flexible office space, period details, laundry storage, and off-street parking.
Where is this duplex located?
The property is located at 4901 03 Danneel St New Orleans, LA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 2,106 SF duplex built in 1920; Each unit includes 2 bedrooms and 2 full baths; Bonus office space provided on both sides
