Two-Level Fourplex with
For Sale
$689,000
4101 DAUPHINE Street, New Orleans, LA 70117
Multi-Family, Raised Basement, New Orleans, LA
Property Size3,720 SF
Price / SF$185.22
Days on Market157
Property Features for 4101 DAUPHINE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Driveway, Off Street
Lot features
Regular
Subdivision
Bywater
Standard status
Active
APN
4103
Size
3,720 SF
Taxes and HOA fees
Tax Description
SQ 240 LOT A
Legal Description
SQ 240 LOT A
Utilities
Cooling system
Window Unit(s)
Water source
Public
Amenities
shared laundry
separate laundry area
rear patio
green space
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Roof type
Slate
Architectural style
Other
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 899-8666
Added: Apr 7
Changed: Sep 5
Last Checked: Sep 10 at 7:06AM
MLS# 2551624
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.
Built in 1900, this fourplex contains four units arranged over two levels. The upper floor has two shotgun-style residences with wood flooring, high ceilings, and plentiful natural light. Downstairs, the layout includes another shotgun-style unit and a separate one-bedroom apartment, with access to common exterior areas.
A sizable basement provides shared laundry facilities for the lower units and additional storage, while the upper residences have a separate laundry area. The property also includes a rear patio, green space, and rear-yard-accessible off-street parking. It occupies a corner lot in Bywater, near restaurants, coffee shops, and the Mississippi River.
A sizable basement provides shared laundry facilities for the lower units and additional storage, while the upper residences have a separate laundry area. The property also includes a rear patio, green space, and rear-yard-accessible off-street parking. It occupies a corner lot in Bywater, near restaurants, coffee shops, and the Mississippi River.
Key Highlights
- Four‑unit property built in 1900
- Three shotgun‑style units plus a separate one‑bedroom unit
- Two upper units feature wood floors, tall ceilings, and abundant natural light
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
$47,104
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
6.84%
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%
$942,080
$942.1K
Cap Rate 7%
$672,914
$672.9K
Cap Rate 9%
$523,378
$523.4K
Market Conditions
NOI Build-Up for 3,720 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
$73.7K $19.80/SF
− Vacancy
−$6.4K −$1.71/SF
EGI
$67.3K $18.09/SF
− OpEx
−$20.2K −$5.43/SF
NOI
$47.1K $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%
$942,080
Cap Rate 7%
$672,914
Cap Rate 9%
$523,378
Alternative Uses
Best Use
Multifamily LT 5
$672.9K
$588.8K – $785.1K
NOI $47,104 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$618.5K
$541.2K – $721.6K
NOI $43,296 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$945.5K
$827.3K – $1.10M
NOI $66,185 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
781
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
Check the figures for this property
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?
Quadplex - Historic corner-lot property with shared outdoor space, separate laundry areas, and off-street parking.
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: Four‑unit property built in 1900; Three shotgun‑style units plus a separate one‑bedroom unit; Two upper units feature wood floors, tall ceilings, and abundant natural light
