Raised-Basement Fourplex with
2846 GRAND ROUTE SAINT JOHN Street New Orleans, LA 70119
2846 GRAND ROUTE SAINT JOHN Street, New Orleans, LA, 70119
$595,000
Pending
For Sale
$595,000
Pending
MULTI_FAMILY - New Orleans, LA
Property Size4,069 SF
Days on Market113
Property Features for 2846 GRAND ROUTE SAINT JOHN Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Parking features
- Off Street, Driveway
- Patio and Porch features
- Porch
- Exterior features
- Balcony, Fence, Porch
- Fencing
- Fenced
- Standard status
- Pending
- APN
- 37W300604
- Size
- 4,069 SF
Taxes and HOA fees
- Tax Description
- SQ 1528 LOT C PT 17 GRAND RT E ST JOHN 30X125 ALO LOT C P T-18 PER ASSESSMENT ROLLS RAISE DBLE/FR 5/REA SIDE A/ R& BASE/APT 5/RMS EA A/R
Utilities
- Heating system
- Other (Heating), Central, Ductless (Heating)
- Cooling system
- Central Air, Ductless, Wall Unit(s)
- Water source
- Public
Building Details
- Year built
- 1917
- Floors in Building
- 2
- Number of units
- 4
- Roof type
- Shingle
- Architectural style
- Other
Listing Agency
Crane Realtors
(504) 210-2014
138 N Cortez Street, New Orleans, LA
Listed by
Aaron Dare · License #995681183
(504) 899-8666
Added: Mar 27 Checked: Jul 17 at 10:06 pm
MLS# 2549101
Listing URL
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 raised-basement fourplex is configured with two upstairs shotgun-style units and two distinct downstairs units. Upstairs, each unit includes a covered front porch and access to a shared rear deck, with 9' ceilings on the upper level. Downstairs offers 7.5' ceilings and two separate apartments, including a larger open living layout and a studio with an open living and kitchen configuration. The property also includes an oversized “L” shaped yard with a storage shed and two off-street parking spots, supporting everyday resident convenience. Recent improvements include a new roof installed this June, and a new A/C unit for the upper right unit.
The property is located along Grand Route Saint John in Faubourg St John, just steps from Jazz Fest & the Fairgrounds. It is also within a short walk or bike to Bayou St. John and City Park, with nearby restaurants and coffee shops along Esplanade Ave.
The layout supports flexible ownership and tenancy options for buyers seeking an income property while retaining the ability to owner-occupy. With natural light throughout and separate unit configurations on both levels, the building is well-suited for tenants who value functional indoor space paired with outdoor yard access and off-street parking.
The property is located along Grand Route Saint John in Faubourg St John, just steps from Jazz Fest & the Fairgrounds. It is also within a short walk or bike to Bayou St. John and City Park, with nearby restaurants and coffee shops along Esplanade Ave.
The layout supports flexible ownership and tenancy options for buyers seeking an income property while retaining the ability to owner-occupy. With natural light throughout and separate unit configurations on both levels, the building is well-suited for tenants who value functional indoor space paired with outdoor yard access and off-street parking.
Key Highlights
- Fourplex built in 1917 with a raised basement‑style layout and separate upstairs and downstairs living spaces
- Upstairs features two shotgun‑style units (2846 Unit A and 2846 1/2) with 9' ceilings, covered front porches, and shared rear deck access
- Downstairs includes two units at 2846: a larger open living space and a studio (2846 Unit B) with 7.5' ceilings
Local 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 | $80.6k | $19.80 |
| − Vacancy | −$7.0k | −$1.71 |
| EGI | $73.6k | $18.09 |
| − OpEx | −$22.1k | −$5.43 |
| NOI | $51.5k | $12.66 |
4,069 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$736.1K
$644.1K – $858.7K
NOI $51,524 @ 7.0% cap · market cap 8.66%
Second Best
Apartment 5plus
$676.5K
$592.0K – $789.3K
NOI $47,358 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$1.06M
$931.6K – $1.24M
NOI $74,531 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Quadplexes
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FAQs
What type of property is this?
Quadplex - Fourplex with two upstairs shotgun units and two downstairs units, featuring rear deck, parking, and updated roof.
Where is this quadplex located?
The property is located at 2846 GRAND ROUTE SAINT JOHN Street New Orleans, LA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Fourplex built in 1917 with a raised basement‑style layout and separate upstairs and downstairs living spaces; Upstairs features two shotgun‑style units (2846 Unit A and 2846 1/2) with 9' ceilings, covered front porches, and shared rear deck access; Downstairs includes two units at 2846: a larger open living space and a studio (2846 Unit B) with 7.5' ceilings
