Two-Unit Cottage
For Sale
$395,000
4132-34 CONSTANCE Street, New Orleans, LA 70115
Multifamily, New Orleans, LA
Property Size1,658 SF
Price / SF$238.24
Days on Market246
Property Features for 4132-34 CONSTANCE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 2
Patio and Porch 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
Legal Description
SQ 171 LOT B CONSTANCE 30 X 83 DU-W 4132-34 CONSTANCE ST FILE #68166 12/91 WOP
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1903
Number of units
2
Building materials
Frame, Wood Siding
Architectural style
Cottage
Listing Agency:
Berkshire Hathaway HS - Garden District/Uptown · Berkshire Hathaway HomeServices
(504) 799-1702
Listed By:
Kimberly S Davis · License #995698377
(504) 544-2282
Added: Feb 20
Changed: Oct 23
Last Checked: Oct 24 at 6:06AM
MLS# 2543805
Copyright © 2026 ROAM MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This 1,658-square-foot cottage-style duplex contains two residences, each with two bedrooms and two bathrooms. The building dates to 1903 and has a frame structure with wood siding. Central heating and central air serve the property, and a porch adds outdoor space. Public water and sewer are available, along with natural gas.
The property is on Constance Street in New Orleans, a short walk from Magazine Street. Its two-unit configuration and separate residential floor plans define the property’s layout.
The property is on Constance Street in New Orleans, a short walk from Magazine Street. Its two-unit configuration and separate residential floor plans define the property’s layout.
Key Highlights
- Two units, each with 2 bedrooms and 2 bathrooms
- 1,658 square feet total
- Built in 1903; cottage architectural style
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$14,251
Cap Rate
3.61%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$285,020
$285.0K
Cap Rate 7%
$203,586
$203.6K
Cap Rate 9%
$158,344
$158.3K
Market Conditions
NOI Build-Up for 1,658 SF
Gross rent
$22.3K $13.44/SF
− Vacancy
−$1.9K −$1.16/SF
EGI
$20.4K $12.28/SF
− OpEx
−$6.1K −$3.68/SF
NOI
$14.3K $8.60/SF
Area
ZIP 70115
Vacancy
8.64%
Lease Rate
$13.44 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$285,020
Cap Rate 7%
$203,586
Cap Rate 9%
$158,344
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.
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Open Analytics
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,537
Businesses Nearby
Explore this area
Business Placement
Demographics for 70115, LA
31,736
Population
18,134
Households
1.8
Avg Household Size
38
Median Age
64%
College-Educated
95%
High-School Grad
3.8 sq mi
ZIP Area
8,352
Density / Sq Mi
$94,181
Median Household Income
$57,242
Median Earnings
$1,442
Median Rent
$616,600
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
Frequently Asked Questions
What type of property is this?
Duplex - Both residences have two-bedroom, two-bathroom plans with layouts distinct from traditional shotgun configurations.
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: Two units, each with 2 bedrooms and 2 bathrooms; 1,658 square feet total; Built in 1903; cottage architectural style
