Duplex with Covered Front
New
For Sale
$315,000
5023 25 S Liberty St, New Orleans, LA 70115
Two units offer separate floor plans, in-unit laundry, wood flooring, and natural light.
Property Size1,900 SF
Price / SF$165.79
Days on Market2
Property Features for 5023 25 S Liberty St
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
wood floors
in-unit laundry
ceiling fans
covered front porch
Building Details
Year Built
1960
Buildings
1
Listing Agency:
Forte Realty, LLC
Listed By:
Blaine Tatje · License #995712484
(504) 293-2460
Source:
Fiorellaavenue
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:00AM
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 Forte Realty, LLC
Investment Insights
Based on property information with market context.
This 1,900-square-foot duplex, built in 1960, includes two distinct residences with separate layouts. The larger unit contains 3 bedrooms and 2 full baths, while the other provides 2 bedrooms and 1 full bath. Both sides include wood flooring, in-unit laundry, ceiling fans, generous living areas, and abundant natural light.
The property retains architectural character through its covered front porch and additional details. One residence connects directly to the backyard, adding private outdoor access. Located at 5023 25 S Liberty St in New Orleans, the configuration supports rental income, owner occupancy with a second unit, or multi-generational living.
The property retains architectural character through its covered front porch and additional details. One residence connects directly to the backyard, adding private outdoor access. Located at 5023 25 S Liberty St in New Orleans, the configuration supports rental income, owner occupancy with a second unit, or multi-generational living.
Key Highlights
- Two‑unit duplex totaling 1,900 square feet
- Unit mix includes 3 bedrooms and 2 full baths plus 2 bedrooms and 1 full bath
- In‑unit laundry provided in both residences
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
$16,331
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
5.18%
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%
$326,620
$326.6K
Cap Rate 7%
$233,300
$233.3K
Cap Rate 9%
$181,456
$181.5K
Market Conditions
NOI Build-Up for 1,900 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
$25.5K $13.44/SF
− Vacancy
−$2.2K −$1.16/SF
EGI
$23.3K $12.28/SF
− OpEx
−$7.0K −$3.68/SF
NOI
$16.3K $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%
$326,620
Cap Rate 7%
$233,300
Cap Rate 9%
$181,456
Alternative Uses
Best Use
Multifamily LT 5
$233.3K
$204.1K – $272.2K
NOI $16,331 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$206.8K
$181.0K – $241.3K
NOI $14,477 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$501.3K
$438.6K – $584.8K
NOI $35,089 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,713
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
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 units offer separate floor plans, in-unit laundry, wood flooring, and natural light.
Where is this duplex located?
The property is located at 5023 25 S Liberty St New Orleans, LA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,900 square feet; Unit mix includes 3 bedrooms and 2 full baths plus 2 bedrooms and 1 full bath; In‑unit laundry provided in both residences
