New Construction Duplex with Covered
New
For Sale
$415,000
9201 A B S Claiborne Ave, New Orleans, LA 70118
Two independent residences feature private driveways, separate utilities, central HVAC, and dedicated laundry hookups.
Property Size2,567 SF
Price / SF$161.67
Days on Market6
Property Features for 9201 A B S Claiborne Ave
General Information
Standard status
Active
Size
2,567 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
covered front porch
private driveway
separate utilities
central HVAC
washer/dryer hookups
stone countertops
stainless steel appliances
recessed lighting
energy-efficient windows
walk-in closets
private baths
soaking tub
glass-enclosed shower
mudroom
Building Details
Year Built
2026
Buildings
1
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 606-0466
Listed By:
Mary Danna · License #995705288
Source:
Dominionplace
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 30 at 8:14PM
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 KELLER WILLIAMS REALTY 455-0100
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,567-square-foot duplex contains two generously sized units with comparable layouts, open living spaces, and abundant natural light. Each residence includes a covered front porch, private driveway, separate utilities, central HVAC, interior washer and dryer hookups, and no carpet. Kitchens are equipped with stone countertops, seating islands, shaker cabinetry, tile backsplashes, gas ranges, and stainless steel appliances. Primary suites offer walk-in closets and private baths, while the lower-level suite adds a freestanding soaking tub and separate glass-enclosed shower. A mudroom provides direct driveway access to the lower unit.
The property occupies a corner lot at 9201 A B S Claiborne Ave in New Orleans, Louisiana 70118, and is located in Flood Zone X. Energy-conscious construction includes efficient windows, water heaters, and insulation, along with recessed lighting throughout. The two-unit layout supports owner occupancy with a separate residence or operation as a residential income property.
The property occupies a corner lot at 9201 A B S Claiborne Ave in New Orleans, Louisiana 70118, and is located in Flood Zone X. Energy-conscious construction includes efficient windows, water heaters, and insulation, along with recessed lighting throughout. The two-unit layout supports owner occupancy with a separate residence or operation as a residential income property.
Key Highlights
- 2,567‑square‑foot duplex completed in 2026
- Two units with similar floor plans and open living areas
- Private driveways, separate utilities, central HVAC, and washer/dryer hookups
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
$32,505
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
7.83%
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%
$650,100
$650.1K
Cap Rate 7%
$464,357
$464.4K
Cap Rate 9%
$361,167
$361.2K
Market Conditions
NOI Build-Up for 2,567 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
$50.8K $19.80/SF
− Vacancy
−$4.4K −$1.71/SF
EGI
$46.4K $18.09/SF
− OpEx
−$13.9K −$5.43/SF
NOI
$32.5K $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%
$650,100
Cap Rate 7%
$464,357
Cap Rate 9%
$361,167
Alternative Uses
Best Use
Multifamily LT 5
$464.4K
$406.3K – $541.8K
NOI $32,505 @ 7.0% cap · market cap 7.83%
Second Best
Apartment 5plus
$426.8K
$373.5K – $498.0K
NOI $29,877 @ 7.0% cap · market cap 7.20%
Theoretical Best
Office A
$652.4K
$570.9K – $761.2K
NOI $45,671 @ 7.0% cap · market cap 11.01%
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
542
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
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 independent residences feature private driveways, separate utilities, central HVAC, and dedicated laundry hookups.
Where is this duplex located?
The property is located at 9201 A B S Claiborne Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,567‑square‑foot duplex completed in 2026; Two units with similar floor plans and open living areas; Private driveways, separate utilities, central HVAC, and washer/dryer hookups
