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    Bywater Fourplex: Income Potential Title is generated by Realmo AI

    4101 DAUPHINE Street, New Orleans, LA 70117

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    For Sale
    $689,000

    MULTI_FAMILY - New Orleans, LA

    Property size:
    3,720 SF
    Price / SF:
    $185/SF
    Added:
    Apr 7, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 2 at 3:06 am

    Property Features for 4101 DAUPHINE Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Off Street, Driveway
    Standard status
    Active
    APN
    4103
    Size
    3,720 SF

    Taxes and HOA fees

    Tax Description
    SQ 240 LOT A

    Utilities

    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    4
    Roof type
    Slate
    Architectural style
    Other

    We can help!

    Listing Contact
    Aaron Dare

    Listing agent Aaron Dare License #995681183

    Listing office Crane Realtors 138 N Cortez Street, New Orleans, LA

    Listing date Apr 7, 2026

    MLS# 2551624 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.

    HighLights

    • Strong income potential as a fourplex in the Bywater.
    • Prime location in a vibrant, walkable neighborhood near restaurants and the Mississippi River.
    • Opportunity for owner‑occupancy with two upper units featuring traditional shotgun layouts, wood floors, tall ceilings, and natural light.
    • Off‑street parking and rear‑yard access.
    • Shared outdoor patio and green space for tenants.
    • Basement with shared laundry and storage, plus separate laundry for upper units.

    Overview

    Located on a corner lot in the Bywater area, this New Orleans fourplex offers income potential. The property contains four units across two levels. The two upper units feature wood floors, tall ceilings, and natural light. The lower level offers one shotgun-style unit plus a separate one-bedroom unit, each with floor plans and access to the shared outdoor space. A large basement provides shared laundry for the lower units along with additional storage, while a separate laundry area serves the upper units. Outside, a rear patio and green space create a setting. The property has rear-yard accessible, off street parking. The building size is 3720 square feet. The property is located moments from restaurants, coffee shops, and the Mississippi River.

    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 $73.7k $19.80
    − Vacancy −$6.4k −$1.71
    EGI $67.3k $18.09
    − OpEx −$20.2k −$5.43
    NOI $47.1k $12.66
    3,720 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $672.9K
    $588.8K – $785.1K (±1% cap)
    NOI $47,104 @ 7.0% cap · market cap 6.84%
    Second Best
    Apartment 5plus
    $618.5K
    $541.2K – $721.6K (±1% cap)
    NOI $43,296 @ 7.0% cap · market cap 6.28%
    Theoretical Best
    Office A
    $945.5K
    $827.3K – $1.10M (±1% cap)
    NOI $66,185 @ 7.0% cap · market cap 9.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.035258
    Latitude
    29.962304

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    FAQs

    What type of property is this?
    Quadplex - Classic New Orleans fourplex in vibrant, walkable Bywater neighborhood.
    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: Strong income potential as a fourplex in the Bywater.; Prime location in a vibrant, walkable neighborhood near restaurants and the Mississippi River.; Opportunity for owner‑occupancy with two upper units featuring traditional shotgun layouts, wood floors, tall ceilings, and natural light.
    (504) 899-8666
    We can help!
    Listing Contact
    Aaron Dare
    Real Estate License ID: 995681183
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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