Duplex-Convertible Cottage with
For Sale
$519,900
2632-34 DAUPHINE Street, New Orleans, LA 70117
Multi-Family, Cottage, New Orleans, LA
Property Size2,233 SF
Price / SF$232.83
Days on Market364
Property Features for 2632-34 DAUPHINE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Exterior features
Courtyard
Lot features
Regular
Subdivision
Marigny
Standard status
Active
APN
APN 3-9W-1-072-10
Size
2,233 SF
Taxes and HOA fees
Tax Description
SQ 166 LOT 14 29X100 WD/FR DBLE 1-STY 10.5 RMS T/R 2634-__ DAUPHINE & PORT
Legal Description
SQ 166 LOT 14 29X100 WD/FR DBLE 1-STY 10.5 RMS T/R 2634-__ DAUPHINE & PORT
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
private fenced patio
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Architectural style
Cottage
Listing Agency:
Pintat Realty LLC
(504) 451-5443
Listed By:
Traci Bird Kestler · License #995684025
(504) 975-5971
Added: Sep 16, 2025
Changed: Sep 4
Last Checked: Sep 14 at 9:06PM
MLS# 2521878
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 2,233-square-foot cottage, built in 1940, is currently arranged as a single-family home with the underlying layout for a duplex conversion. Re-establishing the two-unit configuration would involve sealing two doorways. The residence includes two full kitchens with gas stoves, and each prospective side is described as having three bedrooms. The 2632 side features a renovated kitchen connected to the living area through an open floor plan. Original wood siding and a clay tile roof retain the property's period character, while central heating, central air, public water, and a private fenced patio add everyday functionality.
The property is located at 2632-34 Dauphine Street in New Orleans, near cafes, restaurants, shops, parks, the French Quarter, and Bywater. Its setting is described as highly walkable, with the fenced courtyard providing outdoor space for use and entertaining.
The property is located at 2632-34 Dauphine Street in New Orleans, near cafes, restaurants, shops, parks, the French Quarter, and Bywater. Its setting is described as highly walkable, with the fenced courtyard providing outdoor space for use and entertaining.
Key Highlights
- 2,233‑square‑foot cottage at 2632‑34 Dauphine Street, New Orleans, LA 70117
- Layout can be converted from single‑family use to a duplex by sealing two doorways
- Two full kitchens, each equipped with a gas stove
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
$28,275
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
5.44%
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%
$565,500
$565.5K
Cap Rate 7%
$403,929
$403.9K
Cap Rate 9%
$314,167
$314.2K
Market Conditions
NOI Build-Up for 2,233 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
$44.2K $19.80/SF
− Vacancy
−$3.8K −$1.71/SF
EGI
$40.4K $18.09/SF
− OpEx
−$12.1K −$5.43/SF
NOI
$28.3K $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%
$565,500
Cap Rate 7%
$403,929
Cap Rate 9%
$314,167
Alternative Uses
Best Use
Multifamily LT 5
$403.9K
$353.4K – $471.3K
NOI $28,275 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$371.3K
$324.9K – $433.2K
NOI $25,990 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$567.6K
$496.6K – $662.2K
NOI $39,729 @ 7.0% cap · market cap 7.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,196
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two kitchens and an adaptable layout support a potential two-unit configuration.
Where is this duplex located?
The property is located at 2632-34 DAUPHINE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: 2,233‑square‑foot cottage at 2632‑34 Dauphine Street, New Orleans, LA 70117; Layout can be converted from single‑family use to a duplex by sealing two doorways; Two full kitchens, each equipped with a gas stove
