Duplex with Detached Guest
For Sale
$1,000,000
2234 CONSTANCE Street, New Orleans, LA 70130
Multifamily, New Orleans, LA
Property Size3,726 SF
Price / SF$268.38
Days on Market15
Property Features for 2234 CONSTANCE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 4, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 2
Parking
3
Parking features
Off Street
Patio and Porch features
Porch
Standard status
Active
APN
2234constance
Size
3,726 SF
Taxes and HOA fees
Tax Description
1. SQ 109 LOT 15 2. 35.2X120 3. 2234-36 CONSTANCE ST
Legal Description
1. SQ 109 LOT 15 2. 35.2X120 3. 2234-36 CONSTANCE ST
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2016
Number of units
2
Building materials
HardiPlank Type
Architectural style
Other
Listing Agency:
Berkshire Hathaway HS - Garden District/Uptown · Berkshire Hathaway HomeServices
(504) 799-1702
Listed By:
Nathalie J Dubois · License #995703042
(504) 610-0679
Added: Oct 9
Changed: Oct 23
Last Checked: Oct 23 at 12:06PM
MLS# 2581019
Copyright © 2026 ROAM MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
Built in 2016, this 3,726-square-foot duplex has two units, each arranged with a bedroom and full bath on the lower level and a primary suite with full bath upstairs. Both units also include a kitchen with breakfast bar island and pantry, a downstairs laundry area, and a front porch. A detached guest residence adds a kitchenette, full bath, and washer and dryer. The garage provides off-street parking for multiple vehicles and includes a dedicated workshop area; the listing also notes potential to convert part of the garage into another apartment.
The property is one block from Magazine Street, with coffee shops, restaurants, and boutiques within walking distance. Central heating and central air serve the property; public water and sewer are available, and natural gas is available.
The property is one block from Magazine Street, with coffee shops, restaurants, and boutiques within walking distance. Central heating and central air serve the property; public water and sewer are available, and natural gas is available.
Key Highlights
- 3,726‑square‑foot duplex built in 2016
- Two units, each with a lower‑level bedroom and full bath plus an upstairs primary suite and full bath
- Detached guest residence with kitchenette, full bath, washer and dryer
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$47,180
Cap Rate
4.72%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$943,600
$943.6K
Cap Rate 7%
$674,000
$674.0K
Cap Rate 9%
$524,222
$524.2K
Market Conditions
NOI Build-Up for 3,726 SF
Gross rent
$73.8K $19.80/SF
− Vacancy
−$6.4K −$1.71/SF
EGI
$67.4K $18.09/SF
− OpEx
−$20.2K −$5.43/SF
NOI
$47.2K $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 Rate 5%
$943,600
Cap Rate 7%
$674,000
Cap Rate 9%
$524,222
Alternative Uses
Best Use
Multifamily LT 5
$674.0K
$589.8K – $786.3K
NOI $47,180 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$619.5K
$542.1K – $722.8K
NOI $43,366 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$947.0K
$828.7K – $1.10M
NOI $66,292 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
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Location Intelligence
Trade Area within ½ mile
1,968
Businesses Nearby
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Business Placement
Demographics for 70130, LA
14,521
Population
10,927
Households
1.3
Avg Household Size
38
Median Age
64%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
6,915
Density / Sq Mi
$82,758
Median Household Income
$52,492
Median Earnings
$1,410
Median Rent
$529,300
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units are complemented by a separate guest residence and a garage with workshop space.
Where is this duplex located?
The property is located at 2234 CONSTANCE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 3,726‑square‑foot duplex built in 2016; Two units, each with a lower‑level bedroom and full bath plus an upstairs primary suite and full bath; Detached guest residence with kitchenette, full bath, washer and dryer
