Fourplex with Rear
For Sale
$689,000
4101 DAUPHINE Street, New Orleans, LA 70117
MULTI_FAMILY - New Orleans, LA
Property Size3,720 SF
Price / SF$185.22
Days on Market151
Property Features for 4101 DAUPHINE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway, Off Street
Lot features
Regular
Subdivision
Bywater
Standard status
Active
APN
4103
Size
3,720 SF
Taxes and HOA fees
Tax Description
SQ 240 LOT A
Legal Description
SQ 240 LOT A
Utilities
Cooling system
Window Unit(s)
Water source
Public
Amenities
on-site laundry
off-street parking
patio
green space
storage
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Roof type
Slate
Architectural style
Other
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 899-8666
Added: Apr 7
Changed: Aug 8
Last Checked: Sep 4 at 3:06AM
MLS# 2551624
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.
Fourplex on a corner lot featuring four units across two levels. Two upper units offer traditional shotgun-style layouts with wood floors, tall ceilings, and abundant natural light. The lower level includes one shotgun-style unit and a separate one-bedroom unit, each with functional floor plans and convenient access to the shared outdoor space.
A large basement provides shared laundry for the lower units and additional storage, while a separate laundry area serves the upper units. Outside, a rear patio and green space create an additional tenant gathering area, and the rear yard is accessible with off-street parking via a driveway.
The property totals 3,720 SF and was built in 1900. Cooling is provided by window units. The roof is slate, and the property is served by public water.
A large basement provides shared laundry for the lower units and additional storage, while a separate laundry area serves the upper units. Outside, a rear patio and green space create an additional tenant gathering area, and the rear yard is accessible with off-street parking via a driveway.
The property totals 3,720 SF and was built in 1900. Cooling is provided by window units. The roof is slate, and the property is served by public water.
Key Highlights
- Corner‑lot fourplex with four units across two levels
- Lower‑level includes a shotgun unit plus a separate one‑bedroom unit
- Large basement provides shared laundry for lower units and additional storage
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
$47,104
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
6.84%
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%
$942,080
$942.1K
Cap Rate 7%
$672,914
$672.9K
Cap Rate 9%
$523,378
$523.4K
Market Conditions
NOI Build-Up for 3,720 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
$73.7K $19.80/SF
− Vacancy
−$6.4K −$1.71/SF
EGI
$67.3K $18.09/SF
− OpEx
−$20.2K −$5.43/SF
NOI
$47.1K $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%
$942,080
Cap Rate 7%
$672,914
Cap Rate 9%
$523,378
Alternative Uses
Best Use
Multifamily LT 5
$672.9K
$588.8K – $785.1K
NOI $47,104 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$618.5K
$541.2K – $721.6K
NOI $43,296 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$945.5K
$827.3K – $1.10M
NOI $66,185 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
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?
Quadplex - Corner-lot fourplex with two-level unit layout, slate roof, and shared laundry plus off-street parking.
Where is this quadplex located?
The property is located at 4101 DAUPHINE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: Corner‑lot fourplex with four units across two levels; Lower‑level includes a shotgun unit plus a separate one‑bedroom unit; Large basement provides shared laundry for lower units and additional storage
