Raised-Basement Fourplex with
For Sale
$595,000
Pending
2846 GRAND ROUTE SAINT JOHN Street, New Orleans, LA 70119
MULTI_FAMILY - New Orleans, LA
Property Size4,069 SF
Days on Market126
Property Features for 2846 GRAND ROUTE SAINT JOHN Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Off Street, Driveway
Patio and Porch features
Porch
Exterior features
Balcony, Fence, Porch
Fencing
Fenced
Lot features
Irregular
Subdivision
Bayou St John
Standard status
Pending
APN
37W300604
Size
4,069 SF
Taxes and HOA fees
Tax Description
SQ 1528 LOT C PT 17 GRAND RT E ST JOHN 30X125 ALO LOT C P T-18 PER ASSESSMENT ROLLS RAISE DBLE/FR 5/REA SIDE A/ R& BASE/APT 5/RMS EA A/R
Legal Description
SQ 1528 LOT C PT 17 GRAND RT E ST JOHN 30X125 ALO LOT C P T-18 PER ASSESSMENT ROLLS RAISE DBLE/FR 5/REA SIDE A/ R& BASE/APT 5/RMS EA A/R
Utilities
Heating system
Other (Heating), Central, Ductless (Heating)
Cooling system
Central Air, Ductless, Wall Unit(s)
Water source
Public
Building Details
Year built
1917
Floors in Building
2
Number of units
4
Roof type
Shingle
Architectural style
Other
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 899-8666
Added: Mar 27
Changed: Jul 17
Last Checked: Jul 30 at 10:06PM
MLS# 2549101
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 raised-basement fourplex is configured with two upstairs shotgun-style units and two distinct downstairs units. Upstairs, each unit includes a covered front porch and access to a shared rear deck, with 9' ceilings on the upper level. Downstairs offers 7.5' ceilings and two separate apartments, including a larger open living layout and a studio with an open living and kitchen configuration. The property also includes an oversized “L” shaped yard with a storage shed and two off-street parking spots, supporting everyday resident convenience. Recent improvements include a new roof installed this June, and a new A/C unit for the upper right unit.
The property is located along Grand Route Saint John in Faubourg St John, just steps from Jazz Fest & the Fairgrounds. It is also within a short walk or bike to Bayou St. John and City Park, with nearby restaurants and coffee shops along Esplanade Ave.
The layout supports flexible ownership and tenancy options for buyers seeking an income property while retaining the ability to owner-occupy. With natural light throughout and separate unit configurations on both levels, the building is well-suited for tenants who value functional indoor space paired with outdoor yard access and off-street parking.
The property is located along Grand Route Saint John in Faubourg St John, just steps from Jazz Fest & the Fairgrounds. It is also within a short walk or bike to Bayou St. John and City Park, with nearby restaurants and coffee shops along Esplanade Ave.
The layout supports flexible ownership and tenancy options for buyers seeking an income property while retaining the ability to owner-occupy. With natural light throughout and separate unit configurations on both levels, the building is well-suited for tenants who value functional indoor space paired with outdoor yard access and off-street parking.
Key Highlights
- Fourplex built in 1917 with a raised basement‑style layout and separate upstairs and downstairs living spaces
- Upstairs features two shotgun‑style units (2846 Unit A and 2846 1/2) with 9' ceilings, covered front porches, and shared rear deck access
- Downstairs includes two units at 2846: a larger open living space and a studio (2846 Unit B) with 7.5' ceilings
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 8.66%
Second Best
Apartment 5plus
$676.5K
$592.0K – $789.3K
NOI $47,358 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$1.06M
$931.6K – $1.24M
NOI $74,531 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9 ft
Clear height
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
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 - Fourplex with two upstairs shotgun units and two downstairs units, featuring rear deck, parking, and updated roof.
Where is this quadplex located?
The property is located at 2846 GRAND ROUTE SAINT JOHN Street New Orleans, LA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Fourplex built in 1917 with a raised basement‑style layout and separate upstairs and downstairs living spaces; Upstairs features two shotgun‑style units (2846 Unit A and 2846 1/2) with 9' ceilings, covered front porches, and shared rear deck access; Downstairs includes two units at 2846: a larger open living space and a studio (2846 Unit B) with 7.5' ceilings
