Two-Unit Residential Income
4132-34 CONSTANCE Street New Orleans, LA 70115
For Sale
$395,000
MULTI_FAMILY - New Orleans, LA
Property Size1,658 SF
Price / SF$238.24
Days on Market157
Property Features for 4132-34 CONSTANCE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Patio and Porch features
Porch
Exterior features
Porch
Standard status
Active
APN
4132-CONSTANCEST
Size
1,658 SF
Taxes and HOA fees
Tax Description
SQ 171 LOT B CONSTANCE 30 X 83 DU-W 4132-34 CONSTANCE ST FILE #68166 12/91 WOP
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1903
Floors in Building
1
Number of units
2
Architectural style
Cottage
Listing Agency:
Berkshire Hathaway HomeServices Preferred, REALTOR
(504) 799-1702
Listed By:
Kimberly Davis
(504) 799-1702
Added: Feb 20
Changed: Jun 2
Last Checked: Jul 27 at 8:06PM
MLS# 2543805
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 two-unit residential income property features two spacious 2-bedroom, 2-bath homes designed with desirable non-shotgun floor plans. The configuration supports comfortable living with functional layouts, and both units present historic New Orleans character that appeals to today’s renters. As an income-producing double, the property is positioned for investors seeking a turnkey-style addition to a rental portfolio.
Set in a prime Uptown New Orleans location just steps from Magazine Street, the address places residents close to popular restaurants, shopping, and entertainment. The surrounding neighborhood is described as highly sought-after, with convenient access to downtown, universities, and major employment centers. This mix of lifestyle amenities and practical commute options can be particularly attractive to a broad range of tenants.
For investors, the property’s combination of unit mix, tenant-friendly layouts, and Uptown demand drivers creates a compelling profile. Owners may find it well-suited for those looking to expand their portfolio in an area associated with strong rental demand and long-term appreciation. Tenants seeking more space and a layout that avoids shotgun-style design may also be drawn to the configuration, supporting sustained interest over time.
Set in a prime Uptown New Orleans location just steps from Magazine Street, the address places residents close to popular restaurants, shopping, and entertainment. The surrounding neighborhood is described as highly sought-after, with convenient access to downtown, universities, and major employment centers. This mix of lifestyle amenities and practical commute options can be particularly attractive to a broad range of tenants.
For investors, the property’s combination of unit mix, tenant-friendly layouts, and Uptown demand drivers creates a compelling profile. Owners may find it well-suited for those looking to expand their portfolio in an area associated with strong rental demand and long-term appreciation. Tenants seeking more space and a layout that avoids shotgun-style design may also be drawn to the configuration, supporting sustained interest over time.
Key Highlights
- 1903 cottage‑style double featuring a porch
- Income‑producing double with two 2‑bedroom, 2‑bath units
- Non‑shotgun floor plans in each unit
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 | $22.3k | $13.44 |
| − Vacancy | −$1.9k | −$1.16 |
| EGI | $20.4k | $12.28 |
| − OpEx | −$6.1k | −$3.68 |
| NOI | $14.3k | $8.60 |
1,658 SF · lease $13.44/SF/yr · vacancy 8.64% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$203.6K
$178.1K – $237.5K
NOI $14,251 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$180.5K
$157.9K – $210.6K
NOI $12,633 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$437.4K
$382.8K – $510.3K
NOI $30,620 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Two spacious 2-bedroom, 2-bath units with non-shotgun layouts offer strong long-term rental appeal in Uptown.
Where is this duplex located?
The property is located at 4132-34 CONSTANCE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1903 cottage‑style double featuring a porch; Income‑producing double with two 2‑bedroom, 2‑bath units; Non‑shotgun floor plans in each unit
