Corner Multifamily Conversion
4011 ST CLAUDE Avenue New Orleans, LA 70117
4011 ST CLAUDE Avenue, New Orleans, LA, 70117
$299,000
For Sale
$299,000
MULTI_FAMILY - New Orleans, LA
Property Size1,858 SF
Price / SF$160.93
Days on Market11
Property Features for 4011 ST CLAUDE Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Standard status
- Active
- APN
- 4011-STCLAUDEAV
- Size
- 1,858 SF
Taxes and HOA fees
- Tax Description
- 1. SQ 411 LOT 3 2. 29X117 3. 4011-11HF ST CLAUDE AVE
Utilities
- Heating system
- Central
- Cooling system
- Central Air, Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1937
- Floors in Building
- 1
- Number of units
- 2
- Roof type
- Shingle, Asphalt
Listing agency
Keller Williams Realty New Orleans
(504) 862-0100
Listed by
James Howell · License #000033645
(504) 862-0100
Added: Jul 13 Updated: Jul 21 at 11:02AM Checked: Jul 23 at 2:06AM
MLS# 2567483
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 corner multifamily property at 4011 St. Claude Avenue includes a commercial layout that may be converted into a spacious double or multi-family residence, subject to zoning, approvals, and permitting. The owner reports historically generating approximately $3,500 per month by leasing the spaces separately. An original Mardi Gras Indian Queen Tahj mural is featured on-site, providing a distinctive visual landmark.
The property is located along the Historic St. Claude Avenue corridor and is described as being just minutes from the French Quarter and Frenchmen Street, as well as Crescent Park and nearby restaurants, cafes, galleries, and neighborhood businesses.
The asset’s prominent corner presence and generous footprint are presented as offering flexibility for a redevelopment while preserving the property’s established character. Buyers should verify zoning, permitted uses, and all conversion requirements with the City of New Orleans.
The property is located along the Historic St. Claude Avenue corridor and is described as being just minutes from the French Quarter and Frenchmen Street, as well as Crescent Park and nearby restaurants, cafes, galleries, and neighborhood businesses.
The asset’s prominent corner presence and generous footprint are presented as offering flexibility for a redevelopment while preserving the property’s established character. Buyers should verify zoning, permitted uses, and all conversion requirements with the City of New Orleans.
Key Highlights
- Year built 1937 with central heating and mixed cooling including Central Air and window unit(s)
- Public water source
- Roof features shingle/asphalt materials
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 | $36.8k | $19.80 |
| − Vacancy | −$3.2k | −$1.71 |
| EGI | $33.6k | $18.09 |
| − OpEx | −$10.1k | −$5.43 |
| NOI | $23.5k | $12.66 |
1,858 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$336.1K
$294.1K – $392.1K
NOI $23,527 @ 7.0% cap · market cap 7.87%
Second Best
Apartment 5plus
$308.9K
$270.3K – $360.4K
NOI $21,625 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$472.2K
$413.2K – $551.0K
NOI $33,057 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Isalis
(Bike/Boat/Book/etc) Store
Party City
Party Supply Store
Skunk Funk
Big Box & Wholesale Store
Carl's Trading Co
Hat Shop
Bushka's Kitchen LLC
(Bike/Boat/Book/etc) Store
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Corner multifamily property on St. Claude Avenue with separate leasing history and an original Mardi Gras Indian Queen mural.
Where is this duplex located?
The property is located at 4011 ST CLAUDE Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Year built 1937 with central heating and mixed cooling including Central Air and window unit(s); Public water source; Roof features shingle/asphalt materials
