Renovated Duplex with Private
For Sale
$439,000
4917 19 Painters St, New Orleans, LA 70122
Two three-bedroom units feature flexible layouts, updated kitchens, and private vehicle accommodation.
Property Size3,372 SF
Price / SF$130.19
Days on Market24
Property Features for 4917 19 Painters St
General Information
Standard status
Active
Size
3,372 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1930
Buildings
1
Construction
Craftsman
Listing Agency:
eXp Realty, LLC
(504) 261-9152
Listed By:
Clare Folson · License #995689817
Source:
Dominionplace
Added: Aug 9
Changed: Aug 31
Last Checked: Aug 31 at 7:11PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This renovated 1930 duplex contains two residential units, each arranged with three bedrooms and two bathrooms. The camelback design provides more separation than a traditional shotgun layout, while double-parlor living and dining areas connect to updated kitchens with stone countertops and ample storage. Original Craftsman-era woodwork, arched openings, plaster walls, and hardwood floors remain part of the interior character. A flexible lower-level area adds adaptable space for a bedroom, office, den, guest use, or other household needs.
The property measures 3372 square feet and includes a roof and central HVAC systems that are 2 years old. Private driveways provide room for up to three vehicles per side, including boat or trailer storage. The home is located one block from Audubon Elementary and a neighborhood park in Gentilly Terrace & Gardens.
The property measures 3372 square feet and includes a roof and central HVAC systems that are 2 years old. Private driveways provide room for up to three vehicles per side, including boat or trailer storage. The home is located one block from Audubon Elementary and a neighborhood park in Gentilly Terrace & Gardens.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit
- 3372 square feet on a 1930‑built property
- Renovated kitchens with stone countertops and substantial storage
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
$34,935
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
7.96%
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%
$698,700
$698.7K
Cap Rate 7%
$499,071
$499.1K
Cap Rate 9%
$388,167
$388.2K
Market Conditions
NOI Build-Up for 3,372 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
$54.6K $16.20/SF
− Vacancy
−$4.7K −$1.40/SF
EGI
$49.9K $14.80/SF
− OpEx
−$15.0K −$4.44/SF
NOI
$34.9K $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%
$698,700
Cap Rate 7%
$499,071
Cap Rate 9%
$388,167
Alternative Uses
Best Use
Multifamily LT 5
$499.1K
$436.7K – $582.3K
NOI $34,935 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$433.5K
$379.3K – $505.8K
NOI $30,345 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$882.3K
$772.1K – $1.03M
NOI $61,764 @ 7.0% cap · market cap 14.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
440
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 three-bedroom units feature flexible layouts, updated kitchens, and private vehicle accommodation.
Where is this duplex located?
The property is located at 4917 19 Painters St New Orleans, LA.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit; 3372 square feet on a 1930‑built property; Renovated kitchens with stone countertops and substantial storage
