Fourplex with Raised Basement
2846 Grand Rte Saint John Street New Orleans, LA 70119
For Sale
$625,000
Fourplex with two upstairs shotgun-style units and two downstairs units, plus covered porches, a shared rear deck, and two off-street parking spots.
Property Size4,069 SF
Price / SF$153.60
Days on Market119
Property Features for 2846 Grand Rte Saint John Street
General Information
- Standard status
- Active
- Size
- 4,069 SF
- Property subtype
- MULTI FAMILY FOR SALE / Townhouse
Building Details
- Year Built
- 1917
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 210-2014
Source:
Compass
Added: Mar 27
Changed: Jul 23
Last Checked: Jul 23 at 6:06PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Crane Realtors
Investment Insights
Based on property information with market context.
This fourplex features a raised basement-style layout with two upstairs shotgun-style units and two downstairs units. Upstairs, the property offers 9' ceilings and includes two units (2846 Unit A and 2846 1/2) with covered front porches and access to a shared rear deck. Downstairs, ceilings are 7.5', and the configuration includes a larger unit (formerly owner-occupied) with a large open living space as well as 2846 Unit B, a studio-style layout with an open living and kitchen area.
The oversized “L” shaped arrangement creates a large backyard with green space, along with a storage shed. Two off-street parking spots provide everyday convenience. The property also notes a new A/C unit for the upper right unit (2846 Unit A), supporting comfort on the upper level.
Set along Grand Route St. John in Faubourg St John, the property is described as walkable to restaurants and coffee shops, with easy proximity by walk or bike to Jazz Fest and the Fairgrounds, as well as Bayou St. John and City Park.
The oversized “L” shaped arrangement creates a large backyard with green space, along with a storage shed. Two off-street parking spots provide everyday convenience. The property also notes a new A/C unit for the upper right unit (2846 Unit A), supporting comfort on the upper level.
Set along Grand Route St. John in Faubourg St John, the property is described as walkable to restaurants and coffee shops, with easy proximity by walk or bike to Jazz Fest and the Fairgrounds, as well as Bayou St. John and City Park.
Key Highlights
- 4‑plex with 4 units: two upstairs shotgun‑style units and two downstairs units
- 9' ceilings upstairs and 7.5' ceilings downstairs in the raised basement‑style layout
- Two covered front porches plus shared rear deck and an oversized “L” shaped yard with storage shed
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 | $80.6k | $19.80 |
| − Vacancy | −$7.0k | −$1.71 |
| EGI | $73.6k | $18.09 |
| − OpEx | −$22.1k | −$5.43 |
| NOI | $51.5k | $12.66 |
4,069 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$736.1K
$644.1K – $858.7K
NOI $51,524 @ 7.0% cap · market cap 8.24%
Second Best
Apartment 5plus
$676.5K
$592.0K – $789.3K
NOI $47,358 @ 7.0% cap · market cap 7.58%
Theoretical Best
Office A
$1.06M
$931.6K – $1.24M
NOI $74,531 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Quadplexes
FAQs
What type of property is this?
Quadplex - Fourplex with two upstairs shotgun-style units and two downstairs units, plus covered porches, a shared rear deck, and two off-street parking spots.
Where is this quadplex located?
The property is located at 2846 Grand Rte Saint John Street New Orleans, LA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: 4‑plex with 4 units: two upstairs shotgun‑style units and two downstairs units; 9' ceilings upstairs and 7.5' ceilings downstairs in the raised basement‑style layout; Two covered front porches plus shared rear deck and an oversized “L” shaped yard with storage shed
