Historic Duplex-Conversion
2632-34 DAUPHINE Street New Orleans, LA 70117
For Sale
$519,900
MULTI_FAMILY - New Orleans, LA
Property Size2,233 SF
Price / SF$232.83
Days on Market316
Property Features for 2632-34 DAUPHINE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Exterior features
Courtyard
Standard status
Active
APN
APN 3-9W-1-072-10
Size
2,233 SF
Taxes and HOA fees
Tax Description
SQ 166 LOT 14 29X100 WD/FR DBLE 1-STY 10.5 RMS T/R 2634-__ DAUPHINE & PORT
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Architectural style
Cottage
Listing Agency:
Pintat Realty LLC
(504) 451-5443
Listed By:
Traci Bird Kestler
(504) 468-7224
Added: Sep 16, 2025
Changed: Jul 10
Last Checked: Jul 28 at 7:06AM
MLS# 2521878
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 historic home in the Marigny area is currently used as a single-family property but can be converted back to a duplex by sealing off two doorways. The layout includes two full kitchens with gas stoves, with each side configured for three bedrooms. One side has 1.5 baths. Renovations include a newly renovated, modern kitchen and an open floor plan to the living area on the 2632 side, while original wood siding and a clay tile roof help preserve the historic design. A private, fenced patio provides outdoor space for entertaining.
The property is located in a walkable neighborhood with access to nearby cafes, restaurants, shops, parks, and the French Quarter and Bywater areas.
The offering includes the home at 2632-34 Dauphine Street, and the remarks note it is also being sold as a bundle with 1201 Canal Unit 511.
The property is located in a walkable neighborhood with access to nearby cafes, restaurants, shops, parks, and the French Quarter and Bywater areas.
The offering includes the home at 2632-34 Dauphine Street, and the remarks note it is also being sold as a bundle with 1201 Canal Unit 511.
Key Highlights
- 1940 cottage home with original wood siding and a clay tile roof
- Currently used as a single‑family home; can be converted back to a duplex by sealing off two doorways
- Two full kitchens with gas stoves, with each side planned for 3 bedrooms
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $44.2k | $19.80 |
| − Vacancy | −$3.8k | −$1.71 |
| EGI | $40.4k | $18.09 |
| − OpEx | −$12.1k | −$5.43 |
| NOI | $28.3k | $12.66 |
2,233 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$403.9K
$353.4K – $471.3K
NOI $28,275 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$371.3K
$324.9K – $433.2K
NOI $25,990 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$567.6K
$496.6K – $662.2K
NOI $39,729 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Historic Old Corner Grocery home with two full kitchens, private fenced patio, and duplex conversion option.
Where is this duplex located?
The property is located at 2632-34 DAUPHINE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: 1940 cottage home with original wood siding and a clay tile roof; Currently used as a single‑family home; can be converted back to a duplex by sealing off two doorways; Two full kitchens with gas stoves, with each side planned for 3 bedrooms
