Two-Unit Residential Income
4132-34 CONSTANCE Street New Orleans, LA 70115
4132-34 CONSTANCE Street, New Orleans, LA, 70115
$395,000
For Sale
$395,000
MULTI_FAMILY - New Orleans, LA
Property Size1,658 SF
Price / SF$238.24
Days on Market152
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 Updated: Jun 2 at 4:02PM Checked: Jul 22 at 5:06PM
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
Local 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 local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
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
