Duplex with Bonus
For Sale
$495,000
5513 TCHOUPITOULAS Street, New Orleans, LA 70115
Multi-Family, Traditional, New Orleans, LA
Property Size2,501 SF
Price / SF$197.92
Days on Market227
Property Features for 5513 TCHOUPITOULAS Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Porch
Exterior features
Fence, Porch
Fencing
Fenced
Lot features
Regular
Subdivision
West Riverside
Standard status
Active
APN
614105103
Size
2,501 SF
Taxes and HOA fees
Tax Description
SQ 130 Lot B
Legal Description
SQ 130 Lot B
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
separate laundry facility
Building Details
Year built
1914
Floors in Building
2
Number of units
2
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Lynn Morgan · License #21015
(504) 473-8320
Added: Jan 30
Changed: Sep 12
Last Checked: Sep 14 at 6:06PM
MLS# 2540777
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit residential property at 5513 Tchoupitoulas Street offers 2,501 square feet with features that include 11-foot ceilings, oak flooring, stainless steel kitchen appliances, porches, and a fenced exterior. Each unit has its own laundry facility, and the property is served by central heating and central air. Furnishings are included with the sale.
The 5513 unit is leased through December 2026 and includes a dedicated staircase leading to an 826-square-foot bonus room with heating and air conditioning. That space is included in the living area. The property was renovated in 2006 and is located across from Aldi and Riverside Market restaurants and shops, with walkable access to Magazine Street shops and restaurants. Uptown, the Garden District, Audubon Park, and downtown are also readily accessible.
The 5513 unit is leased through December 2026 and includes a dedicated staircase leading to an 826-square-foot bonus room with heating and air conditioning. That space is included in the living area. The property was renovated in 2006 and is located across from Aldi and Riverside Market restaurants and shops, with walkable access to Magazine Street shops and restaurants. Uptown, the Garden District, Audubon Park, and downtown are also readily accessible.
Key Highlights
- 2,501‑square‑foot duplex at 5513 Tchoupitoulas Street, New Orleans, LA 70115
- 5513 unit leased through December 2026
- 826‑square‑foot bonus room with heating and air conditioning
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
$21,496
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
4.34%
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%
$429,920
$429.9K
Cap Rate 7%
$307,086
$307.1K
Cap Rate 9%
$238,844
$238.8K
Market Conditions
NOI Build-Up for 2,501 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
$33.6K $13.44/SF
− Vacancy
−$2.9K −$1.16/SF
EGI
$30.7K $12.28/SF
− OpEx
−$9.2K −$3.68/SF
NOI
$21.5K $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%
$429,920
Cap Rate 7%
$307,086
Cap Rate 9%
$238,844
Alternative Uses
Best Use
Multifamily LT 5
$307.1K
$268.7K – $358.3K
NOI $21,496 @ 7.0% cap · market cap 4.34%
Second Best
Apartment 5plus
$272.2K
$238.2K – $317.6K
NOI $19,056 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$659.8K
$577.4K – $769.8K
NOI $46,188 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,576
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with furnished interiors, private laundry facilities, and central heating and air conditioning.
Where is this duplex located?
The property is located at 5513 TCHOUPITOULAS Street New Orleans, LA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,501‑square‑foot duplex at 5513 Tchoupitoulas Street, New Orleans, LA 70115; 5513 unit leased through December 2026; 826‑square‑foot bonus room with heating and air conditioning
