Homes for Sale near Stuart Hall School For Boys

• 

  

  

  /17

  $234,900

  • 4 Beds
  • 2 Baths
  • 1,839 Sq Ft

  3017 Music St, New Orleans, LA 70122

  This well-maintained 2-unit property is currently generating $2,548 per month. Each unit features granite countertops, white cabinets, and modern finishes throughout. Property is raised and includes a spacious back porch ideal for outdoor relaxation. Located just minutes from I-10, providing easy access to downtown, hospitals, and universities. Great opportunity to live in one unit and rent the

  BRITTNY MCKAY Brittny McKay Real Estate

  3017 Music St, New Orleans, LA 70122
• 

  

  

  /16

  $329,900

  • 3 Beds
  • 1 Bath
  • 1,522 Sq Ft

  1104 Helios Ave, Metairie, LA 70005

  Charming home with endless possibilities awaits new owner! Precious & cozy property features an open & spacious floor plan with large rooms, crown molding, & tons of natural light throughout, hardwood floors, galley style kitchen connecting the living room & den with stainless steel appliances, granite counters, plenty of cabinet space, & a pantry, ample storage space, updated electrical panel, a

  Judy Walker KELLER WILLIAMS REALTY 455-0100

  1104 Helios Ave, Metairie, LA 70005
• 

  

  

  /20

  $215,000 Open Sun 1PM - 2:30PM

  • 2 Beds
  • 1 Bath
  • 1,044 Sq Ft

  4208 Heaslip Ave, Metairie, LA 70001

  Charming Cottage in Metairie. This freshly painted 2-bedroom, 1-bath cottage features beautiful hardwood floors, a spacious living area, new kitchen countertops, and an attached garage for convenient storage. Ideally situated in a central location in Metairie close to shopping, dining, and schools this home offers both charm and practicality. Located in an X flood zone for added peace of mind,

  Michelle Rousse Mirambell Realty

  4208 Heaslip Ave, Metairie, LA 70001
• 

  

  

  /31

  $650,000

  • 5 Beds
  • 3 Baths
  • 3,637 Sq Ft

  1936 38 Robert St, New Orleans, LA 70115

  Calling all investors or owner-occupants who want an income producing property! Corner-lot triplex in Uptown’s Freret Corridor, offering over 3,600 sq ft across three tenant-occupied units. Five bedrooms, three baths, and consistent rental income from day one. The two upstairs units have 2 beds and 1 bath each, while the ground floor unit has 1 bed, 1 bath. In-unit washer and dryer in all three

  Tracey Moore REVE, REALTORS

  1936 38 Robert St, New Orleans, LA 70115
• 

  

  

  /33

  $275,000

  • 3 Beds
  • 1 Bath
  • 1,280 Sq Ft

  2018 Fern St, New Orleans, LA 70118

  Renovator's Delight! This cute cottage has been loved by a family for generations and is now in need of renovation and TLC. Original hardwood floors grace the living room, dining room and bedrooms. The three bedrooms provide a comfortable retreat ready for your creative flair. This property has been determined to qualify for:20% Federal Historic Tax Credit (Carrollton National Register

  Cynthia Riggs Compass Uptown-Maple St (LATT28)

  2018 Fern St, New Orleans, LA 70118
• 

  

  /5

  $180,000

  • Land
  • 0 Acre

  4437 Prairie St, Metairie, LA 70001

  Don’t miss this competitively priced vacant lot zoned R-2, surrounded by exciting new townhome developments and new construction. Conveniently located by Clearview Parkway and West Metairie Avenue, you’ll enjoy quick access to shops, restaurants, groceries, and the interstate, making this the perfect spot for your next project. With strong area growth and endless potential, this property is ready

  Stacie Carubba Crescent Sotheby's International

  4437 Prairie St, Metairie, LA 70001
• 

  

  /29

  $598,000

  • 2 Beds
  • 2.5 Baths
  • 1,908 Sq Ft

  1525 Verna Ct, New Orleans, LA 70119

  Call all Jazz Festers! This quintessential New Orleans Art’s & Craft is in the ULTIMATE New Orleans neighborhood! Nestled on a charming street that dead ends directly to The Fairgrounds, host of New Orleans' iconic Jazz Fest. Enjoy breathtaking views from your porch during horse racing season or listening to your favorite musicians on Festival Stage during jazz fest. Lots of architectural detail

  Lynda DePanicis Shelnutt Real Estate Enterprises

  1525 Verna Ct, New Orleans, LA 70119
• 

  

  /41

  $1,599,000 Open Thu 4PM - 6PM

  • 3 Beds
  • 2.5 Baths
  • 3,494 Sq Ft

  180 E Oakridge Park, Metairie, LA 70005

  Step inside an exquisitely designed French-inspired home where style meets comfort at 180 E Oakridge Park, Metairie. From the moment you arrive, the striking curb appeal and lush, low-maintenance landscaping welcome you in. The grand foyer with soaring ceilings and a sweeping staircase leads to the formal living and dining areas, featuring custom moldings, pocket doors, and a stunning

  Louis Williams Keller Williams Realty Services

  180 E Oakridge Park, Metairie, LA 70005
• 

  

  /47

  $1,375,000

  • 5 Beds
  • 5.5 Baths
  • 4,390 Sq Ft

  516 Betz Place, Metairie, LA 70005

  Meticulously cared for 2-story home in a prime Old Metairie location! Warm and inviting inside and out with its rich Spanish walnut hardwood floors, pretty Mexican tile, and reclaimed cypress door frames. The fabulous kitchen is equipped with abundant cabinetry and top-of-the-line Thermador appliances. Two main suites - one upstairs, one downstairs—each with a private en suite. All bedrooms are

  Janet Favrot CBTEC MAGAZINE

  516 Betz Place, Metairie, LA 70005
• 

  

  /22

  $825,000

  • 4 Beds
  • 4 Baths
  • 3,732 Sq Ft

  1524 Saint Mary St, New Orleans, LA 70130

  Located just steps from St Charles Ave in the Lower Garden District, 1524–1526 St. Mary Street is a renovated historic 4plex offering 3,732 square feet of living space. Each unit has been thoughtfully updated with modern finishes while maintaining the architectural charm that defines New Orleans living. Featuring spacious layouts, updated kitchens and baths, and preserved period details, this

  Mason McCullough Bridgewater Realty Advisors, LLC

  1524 Saint Mary St, New Orleans, LA 70130
• 

  

  /12

  $199,000

  • 1 Bed
  • 1 Bath
  • 683 Sq Ft

  415 Manasses Place, New Orleans, LA 70119

  Welcome to the hidden street of Manasses in Mid-City! Tucked between Banks and Tulane, you wouldn't even know this little gem exists! This cottage has a lot to brag about! All electrical components have been updated, including the panel, whole-house grounding, and a whole-house surge protector. Plumbing has all been redone with new lines run from the house to the street. NEW water heater and HVAC

  Leslie Heindel Crescent City Living, LLC

  415 Manasses Place, New Orleans, LA 70119
• 

  

  /33

  $699,000 Open Sat 3PM - 4PM

  • 3 Beds
  • 2.5 Baths
  • 2,197 Sq Ft

  3132 Napoleon Ave, New Orleans, LA 70125

  LARGE CORNER Home On A DOUBLE LOT, INCREDIBLE LOCATION !! Beautiful Home on Napoleon Avenue, More than 10 Feet High Ceilings with Double Balconies Facing Napoleon. Lots Of Natural Light in All Directions, Hardwood FLOORS Throughout, NEW White Shaker KITCHEN With Quartz Countertops, Open Floor Plan, Brand NEW Bosch Stainless Steel Appliances. It Has A Total of THREE Bathrooms; Two Full And One

  Marcela Mejia United Real Estate Partners

  3132 Napoleon Ave, New Orleans, LA 70125
• 

  

  /13

  $735,000

  • 3 Beds
  • 3 Baths
  • 2,175 Sq Ft

  522 Burgundy St, New Orleans, LA 70112

  522–524 Burgundy Street blends historic charm and classic architecture across three residential units totaling 2,175 square feet. The residence features central air, loft bedrooms and rear courtyard, capturing the essence of French Quarter living. The property is move-in ready and well suited for use as a primary residence, second home, or stable rental investment in a high demand location. The

  Mason McCullough Bridgewater Realty Advisors, LLC

  522 Burgundy St, New Orleans, LA 70112
• 

  

  /10

  $1,100,000

  • 3 Beds
  • 3 Baths
  • 3,320 Sq Ft

  817 Barracks St, New Orleans, LA 70116

  Tucked away in the residential stretch of the French Quarter, 817–819 Barracks Street is a charming historic multifamily property offering 3,320 square feet across three updated units. This well-maintained building showcases the architectural character the Quarter is known for plus strong rental demand in this highly walkable location. The property provides reliable income and long-term

  Mason McCullough Bridgewater Realty Advisors, LLC

  817 Barracks St, New Orleans, LA 70116
• 

  

  /15

  $1,550,000

  • 8 Beds
  • 4 Baths
  • 3,582 Sq Ft

  525 Conti St, New Orleans, LA 70130

  Located in the vibrant core of the French Quarter, 525 Conti Street is a historic four unit residential property totaling 3,582 square feet. The building blends classic New Orleans architecture with modern updates providing investors with stable income in the city’s most iconic destination. Positioned along Conti Street, just steps from Decatur, Royal and Bourbon Streets with premier dining and

  Mason McCullough Bridgewater Realty Advisors, LLC

  525 Conti St, New Orleans, LA 70130
• 

  

  /11

  $800,000

  • 2 Beds
  • 2 Baths
  • 1,344 Sq Ft

  317 Exchange Place, New Orleans, LA 70130

  Located just steps from the heart of the French Quarter, 317 Exchange Place is a two unit historic property offering 1,344 square feet of residential space with timeless New Orleans charm. Recently renovated and well maintained, this building is ideally suited for continued residential rental income or adaptive reuse. This property is positioned on a quiet pedestrian street, combining privacy

  Mason McCullough Bridgewater Realty Advisors, LLC

  317 Exchange Place, New Orleans, LA 70130
• 

  

  /19

  $2,150,000

  • 6 Beds
  • 6 Baths
  • 5,040 Sq Ft

  513 Conti St, New Orleans, LA 70130

  513 Conti Street is a beautifully maintained historic French Quarter property offering 5,040 square feet of mixed-use space. With a versatile layout that includes one ground-floor commercial space and four upper-level residential units, this property is well-positioned to capture both strong rental demand and year-round pedestrian traffic. Its prime location on Conti Street, just steps from

  Mason McCullough Bridgewater Realty Advisors, LLC

  513 Conti St, New Orleans, LA 70130
• 

  

  /26

  $2,500,000

  • 8 Beds
  • 8 Baths
  • 5,857 Sq Ft

  311 Exchange Place, New Orleans, LA 70130

  311 Exchange Place offers the opportunity to own the "Edgar Degas House" a fully renovated historic property with a mix of residential and commercial space in the heart of the French Quarter. Featuring 5,857 square feet across multiple units, this asset combines irreplaceable French Quarter architecture with extensive modern upgrades including a new elevator and renovated interiors. The

  Mason McCullough Bridgewater Realty Advisors, LLC

  311 Exchange Place, New Orleans, LA 70130
• 

  

  /23

  $375,000

  • 3 Beds
  • 2.5 Baths
  • 1,719 Sq Ft

  839 Belleville St, New Orleans, LA 70114

  This one is for those savvy buyers who are ready to become a homeowner and want move-in ready, budget friendly, affordable insurance living without compromising style and space. 839 Belleville offers EVERYTHING you could need and want in Historic Algiers Point. A sweet front porch greets you and makes a lovely spot to sit and chat with the friendly neighbors. Through the sunny and welcoming

  Heather Shields Crescent City Living, LLC

  839 Belleville St, New Orleans, LA 70114
• 

  

  /54

  $799,000

  • 3 Beds
  • 3 Baths
  • 2,663 Sq Ft

  170 Walnut St Unit 2D, New Orleans, LA 70118

  Fabulous 3 bed / 3 bath riverfront condo with two private terraces—just steps from Audubon Park and The Batture! This stunningly renovated unit at Park VII offers over 2,600 square feet of stylish, easy living across two levels with two separate entrances. The open floorplan is great for both everyday living and entertaining, and the gourmet kitchen is outfitted with top-of-the-line appliances,

  JOEY WALKER REVE, REALTORS

  170 Walnut St Unit 2D, New Orleans, LA 70118
• 

  

  /29

  $799,000

  • 6 Beds
  • 5 Baths
  • 3,551 Sq Ft

  4930 32 Constance St, New Orleans, LA 70115

  An exceptional opportunity to own a prime Uptown investment property or enjoy a spacious owner-occupied main unit while generating rental income to offset mortgage, taxes, and insurance. Located on a tree-lined block, this expansive triplex is located just one block from Magazine Street with easy access to top restaurants, shops, and parade routes. The recently renovated downstairs unit features

  JOEY WALKER REVE, REALTORS

  4930 32 Constance St, New Orleans, LA 70115
• 

  

  /10

  $295,000

  • 2 Beds
  • 1 Bath
  • 745 Sq Ft

  5219 Magazine St Unit A, New Orleans, LA 70115

  Nestled in the heart of Uptown New Orleans, 5219 Magazine Street, Unit A blends classic charm with modern ease for a truly inviting home. This two-bedroom, one-bath condo offers about 745 square feet of living space. A spacious and open kitchen and living room area lead to two private bedrooms that share a bathroom. In-unit laundry adds convenience to daily life. Though the historic condo

  MICHAEL NEWCOMER REVE, REALTORS

  5219 Magazine St Unit A, New Orleans, LA 70115
• 

  

  /46

  $385,000

  • 5 Beds
  • 3 Baths
  • 2,470 Sq Ft

  1244 Gardena Dr, New Orleans, LA 70122

  Well maintained 5 bedroom 3 bath home. **Freshly painted living room, dining room, hall, foyer, first floor primary & both first floor bedrooms** Home features a living room as well as a family room. Dining room opens to kitchen and is great for entertaining with island, granite counter tops & Stainless appliances. There are 2 primary suites. The main primary on the second floor has a great

  Karen Calamia Homesmart Realty South

  1244 Gardena Dr, New Orleans, LA 70122
• 

  

  /34

  $525,000

  • 5 Beds
  • 4 Baths
  • 3,086 Sq Ft

  6564 Memphis St, New Orleans, LA 70124

  Welcome to this beautifully spacious Lakeview split-level home, offering 5 bedrooms, 4 full baths in one of New Orleans’ most desirable neighborhoods. Just a few blocks from the lively Harrison Avenue corridor, you’re steps from top-rated schools, boutique shops, local restaurants, cozy coffee spots, and only moments from City Park offerings and the Lakefront.Inside, you'll find an intuitive

  Michelle Soliman Mirambell Realty

  6564 Memphis St, New Orleans, LA 70124
• 

  

  /23

  $675,000

  • 5 Beds
  • 3 Baths
  • 2,125 Sq Ft

  4817 Constance St, New Orleans, LA 70115

  Bring your creativity, your knack for renovations, and love of preservation of all things historic. The sky is the limit when you buy this double with a flexible floor plan. This home tugs at your heartstrings and has been lovingly tended to reach beyond its initial glory. 2023 wood shingles replaced on exterior, exterior painted and front patio added. Continue renovations on your own and hit

  Kristie Tousinau Distinctive Real Estate

  4817 Constance St, New Orleans, LA 70115
• 

  

  /17

  $150,000

  • 1 Bed
  • 1 Bath
  • 442 Sq Ft

  1224 St Charles Ave Unit 214, New Orleans, LA 70130

  CONVENIENT LIVING LOCATED ON ST. CHARLES! ALL UTILITIES INCLUDED in HOA’s —electric, water, basic cable, WiFi, building maintenance, and insurance. This Pied A Terre is perfect as a Low-Maintenance Home, Second Home, or a Weekend Getaway! Plenty of natural light throughout. The building has a beautiful courtyard, on-site gym, convenient laundry room and One(1) Assigned Parking Spot. Prime

  Michael Zarou Compass Garden District (LATT18)

  1224 St Charles Ave Unit 214, New Orleans, LA 70130
• 

  

  /33

  $399,000

  • 5 Beds
  • 0.5 Baths
  • 1,420 Sq Ft

  672 Hickory Ave, Harahan, LA 70123

  Beautifully renovated in 2020, this medical building has great visibility and signage located on Hickory Ave. The building features a large reception area, 5 exam rooms, break room, and an ADA bathroom. Perfect for medical, dentist office, health spa, high-end tech, financial, or retail. Ample space for parking.

  Jill Wren RE/MAX N.O. Properties

  672 Hickory Ave, Harahan, LA 70123
• 

  

  /17

  $189,000

  • 3 Beds
  • 2 Baths
  • 1,475 Sq Ft

  1332 Port St, New Orleans, LA 70117

  Great investment opportunity in a quiet nook of New Marigny. The property offers two shotgun style apartments that boast tall ceilings, original hardwood floors in most rooms, historic chimneys and a large backyard. There is a new roof, gutters, and hardie board siding on the exterior of the property. The property is located on a nice block in close proximity to restaurants, bars, and art

  Tatyana Orlova Demand Realty

  1332 Port St, New Orleans, LA 70117
• 

  

  /6

  $145,000

  • 4 Beds
  • 2 Baths
  • 1,760 Sq Ft

  4127 29 Hollygrove St, New Orleans, LA 70118

  Solid income-producing duplex, fully occupied with reliable, long-term tenants. Each unit brings in $900/month, offering a steady cash flow. This property is a low-maintenance gem, making it an easy addition to your portfolio. Don’t miss out on this turnkey investment opportunity!

  Melissa McClendon Compass Uptown (LATT07)

  4127 29 Hollygrove St, New Orleans, LA 70118
• 

  

  /33

  $675,000

  • 3 Beds
  • 2.5 Baths
  • 2,728 Sq Ft

  6536 Memphis St, New Orleans, LA 70124

  Located on a great block in Lakeview, this roomy and updated 3-bedroom, 2.5-bath home offers a versatile floor plan on a generous lot. Downstairs features dedicated living and dining spaces plus two flexible rooms perfect for home office, extra den, or playroom inclusive of a stained bead board ceiling and a secret closet! The kitchen is equipped with a large center island with counter seating,

  Elinor Sanders McEnery Residential, LLC

  6536 Memphis St, New Orleans, LA 70124
• 

  

  /6

  $3,990,000

  • Land
  • 0.86 Acre
  • $4,639,535 per Acre

  613 N Labarre Rd, Metairie, LA 70001

  Rare 0.83 Acre Residential Lot in the Heart of Old Metairie! An incredible opportunity to own a prime oversized lot in the heart of Old Metairie! Just steps from Metairie Road and surrounded by dining, shopping, and everyday conveniences, this 0.83-acre property offers endless possibilities. Build your dream home on an estate-sized lot, or take advantage of the potential to subdivide into as

  Cody Currier 1 Percent Lists

  613 N Labarre Rd, Metairie, LA 70001
• 

  

  /27

  $950,000

  • 3 Beds
  • 3 Baths
  • 2,687 Sq Ft

  416 Common St Unit 6, New Orleans, LA 70130

  Elegant and rare home in an historic c. 1902 Italianate building. Steps to the French Quarter and the N.O. Riverfront, this condo offers a large open floor plan on one level with two car garage deeded parking. With windows in every living area and bedroom, there is an abundance of natural light. Unit features include a private balcony, attractive moldings, oak hardwood floors, gas fireplace and

  Shaun Talbot Talbot Realty Group

  416 Common St Unit 6, New Orleans, LA 70130
• 

  

  /21

  $285,000

  • 2 Beds
  • 2 Baths
  • 1,707 Sq Ft

  1328 Clouet St, New Orleans, LA 70117

  Bywater Camelback Ranch with 2 Large Bedrooms and 2 Full Baths. X Flood Zone makes the Flood Insurance affordable. New Roof 2021. Just blocks from St Claude Avenue's delicious eateries and shops. Updated Kitchen flows easily into Formal Dining Room. New HVAC. New Water Heater. New Garbage Disposal. New Refrigerator. Upstairs Primary Bedroom has an Ensuite Bath, giving you more privacy and a view.

  CHARLEE JONES Berkshire Hathaway HomeServices Preferred, REALTOR

  1328 Clouet St, New Orleans, LA 70117
• 

  

  /11

  $325,000

  • 4 Baths
  • 1,260 Sq Ft

  540 Terrace St, Jefferson, LA 70121

  4 plex efficiency units that have recently been renovated with new kitchens, baths, flooring, built in closets, and floating shelves. It has a new roof, water heater, new windows and window units. This property is conveniently located and just a short drive from Ochsner Hospital, Huey Long Bridge, Clearview and Causeway. Shared water and gas meter paid by owner. Electric meters are

  Mary Dominach Mirambell Realty

  540 Terrace St, Jefferson, LA 70121
• 

  

  /15

  $130,000

  • 2 Beds
  • 1.5 Baths
  • 942 Sq Ft

  1128 Lake Ave Unit 1128, Metairie, LA 70005

  Must-see townhouse-style condo! The open dining and living areas flow seamlessly off the kitchen, with direct access to a private outdoor courtyard— for relaxing or entertaining. Ideally located within close proximity to the interstate, shopping, grocery stores, and restaurants. Upstairs features two spacious bedrooms with large walk-in closets. Condo fee covers water, common area maintenance,

  Angela Borrello Homesmart Realty South

  1128 Lake Ave Unit 1128, Metairie, LA 70005
• 

  

  /51

  $1,395,000

  • 5 Beds
  • 5 Baths
  • 4,095 Sq Ft

  1824 Jefferson Ave, New Orleans, LA 70115

  WELCOME TO YOUR PRIVATE OASIS IN THE HEART OF UPTOWN NEW ORLEANS! SUPERB LOCATION! 1 BLOCK TO THE ST CHARLES STREETCAR LINE, WALKING DISTANCE TO THE FABULOUS FRERET AND PRYTANIA ENTERTAINMENT CORRIDOR! A SHORT JOG OR STROLL TO AUDUBON PARK/ZOO. BEAUTIFULLY RENOVATED CONTEMPORARY SMART HOME BUILT AND DESIGNED BY WELL RENOWNED SUPERDOME ARCHITECT BUSTER CURTIS! PRIVATE GATED SIDE ENTRANCE

  Charlotte Dorion Berkshire Hathaway HomeServices Preferred, REALTOR

  1824 Jefferson Ave, New Orleans, LA 70115
• 

  

  /26

  $485,000

  • 2 Beds
  • 1 Bath
  • 1,160 Sq Ft

  2930 Maurepas St, New Orleans, LA 70119

  Live in the heart of it all and just steps from Jazz Fest! This storybook New Orleans cottage is tucked away behind the Fairgrounds, offering the perfect blend of charm, convenience, and comfort. A lush front yard and welcoming porch lead to light-filled interiors with soaring ceilings, original hardwood floors, exposed brick fireplaces, and transom windows that highlight the home’s historic

  Adrienne LaBauve eXp Realty, LLC

  2930 Maurepas St, New Orleans, LA 70119
• 

  

  /6

  $235,000

  • 4 Beds
  • 2 Baths
  • 1,360 Sq Ft

  418 Jung Blvd, Marrero, LA 70072

  This renovated 4-bedroom, 2-bath single-family home offers the perfect blend of modern upgrades and comfortable living.Step inside to find a bright, open floor plan featuring new finishes, including fresh paint, updated flooring, and stylish fixtures. The spacious kitchen comes equipped with sleek countertops and ample cabinetry, making it ideal for both everyday cooking and

  Olivia Ford Upper Management Realty, LLC

  418 Jung Blvd, Marrero, LA 70072
• 

  

  /14

  $349,000

  • 2 Beds
  • 2 Baths
  • 1,305 Sq Ft

  1469 Annunciation St, New Orleans, LA 70130

  Fantastic 2 bed, 2 bath Victorian home located in the highly coveted Lower Garden District. This charmer has a thoughtfully designed open floor plan, featuring a spacious living room with 11ft ceilings, beautiful hardwood floors, and an abundance of natural light!The layout offers flexibility with separate entrances for each bedroom, giving loads of options! Step outside to a delightful

  Liz Tardo Compass Uptown (LATT07)

  1469 Annunciation St, New Orleans, LA 70130
• 

  

  /35

  $1,050,000

  • 2 Beds
  • 2.5 Baths
  • 2,326 Sq Ft

  514 Ursulines Ave, New Orleans, LA 70116

  Check out this exquisite 3-story townhouse located in the lower, residential end of New Orleans French Quarter. Built in 1863, this home seamlessly blends original architectural details with touches of modern comfort, maintaining its cultural integrity over the many years. Featuring 2BR/2.5BATH, high ceilings, a grand staircase, two private balconies, a charming private courtyard, all hardwood

  Michael Wilkinson FQR Realtors

  514 Ursulines Ave, New Orleans, LA 70116

Showing Results 321 - 360, Page 9 of 12