Duplex with HMR-3
For Sale
$319,000
534-36 Marigny Street, New Orleans, LA 70117
Two-unit property with wood siding, pier foundation, and nearby restaurants, galleries, venues, and daily services.
Property Size800 SF
Price / SF$398.75
Days on Market174
Property Features for 534-36 Marigny Street
General Information
Standard status
Active
Size
800 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Zoning
HMR-3
Additional Details
Multifamily Units
2
Amenities
Window Unit(s)
Other Heat
1
2
hookups
Asphalt
Pillar/Post/Pier
Wood Siding
Building Details
Year Built
1930
Listing Agency:
FQR Realtors
Listed By:
Samara Poché · License #000016376
(504) 319-6226
Source:
Compass
Added: Mar 13
Changed: Sep 2
Last Checked: Aug 31 at 9:56PM
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 FQR Realtors
Investment Insights
Based on property information with market context.
This duplex contains approximately 800 square feet across its two-unit configuration and dates to 1930. Wood siding, an asphalt exterior surface, and a pillar/post/pier foundation are among the identified property features. Cooling is provided by window units, with other heat listed for the property.
Located at 534-36 Marigny Street in New Orleans, the property is surrounded by restaurants, art galleries, music venues, bars, groceries, and other services. HMR-3 zoning is in place, and the adjoining lot may be purchased together with the property for additional options.
Located at 534-36 Marigny Street in New Orleans, the property is surrounded by restaurants, art galleries, music venues, bars, groceries, and other services. HMR-3 zoning is in place, and the adjoining lot may be purchased together with the property for additional options.
Key Highlights
- Duplex totaling approximately 800 square feet
- HMR‑3 zoning
- Built in 1930
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
$10,130
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
3.18%
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%
$202,600
$202.6K
Cap Rate 7%
$144,714
$144.7K
Cap Rate 9%
$112,556
$112.6K
Market Conditions
NOI Build-Up for 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
$15.8K $19.80/SF
− Vacancy
−$1.4K −$1.71/SF
EGI
$14.5K $18.09/SF
− OpEx
−$4.3K −$5.43/SF
NOI
$10.1K $12.66/SF
Area
New Orleans, LA
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%
$202,600
Cap Rate 7%
$144,714
Cap Rate 9%
$112,556
Alternative Uses
Best Use
Multifamily LT 5
$144.7K
$126.6K – $168.8K
NOI $10,130 @ 7.0% cap · market cap 3.18%
Second Best
Apartment 5plus
$133.0K
$116.4K – $155.2K
NOI $9,311 @ 7.0% cap · market cap 2.92%
Theoretical Best
Office A
$203.3K
$177.9K – $237.2K
NOI $14,233 @ 7.0% cap · market cap 4.46%
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
2,874
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
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-unit property with wood siding, pier foundation, and nearby restaurants, galleries, venues, and daily services.
Where is this duplex located?
The property is located at 534-36 Marigny Street New Orleans, LA.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Duplex totaling approximately 800 square feet; HMR‑3 zoning; Built in 1930
