Exceptional opportunity in the heart of the Irish Channel. This prime 26' x 159' vacant lot offers desirable HU-MU zoning, allowing for a single-family residence or mixed-use development. Ideally situated in one of New Orleans’ most sought-after neighborhoods, the property offers a rare combination of location, flexibility, and development potential.
Vacant landProperty Type
4,134 sq ftLot Size
$53Price/Sq.Ft.
Listed by Terryn Mann• Engel & Völkers New Orleans
Make a winning offer with the help of a local agent
Around this home
Schools
K - 12
Preschool & daycare
Benjamin Franklin Elementary Math And Science
Charter PreK-8 • Assigned • 2.5mi
7/10
Provided by GreatSchools
About St. Thomas Development
Neighborhood
St. Thomas Development Neighborhood, located between the Mississippi River and St. Charles Avenue, is a residential and historic New Orleans neighborhood with brick courtyard blocks and a river-breeze streetscape. The neighborhood’s character concentrates around Magazine Street near Louisiana Avenue, where corner bars, galleries, and small restaurants line the sidewalks under live oaks. Low-rise buildings and renovated rowhouse forms sit beside newer infill, giving the streets a layered, urban texture. The riverfront edge ties daily routines to the levee path and open sky. Nearby anchors like Tipitina’s, The Columns, and the Ogden Museum of Southern Art shape the cultural calendar. Transit lines along St. Charles Avenue connect the area to Uptown and the CBD.
Provided by Walk Score and Local Logic
Property details
Exterior
Exterior features
Chain-link fencing
Home design
Land
Unimproved land
Utilities
Public water
Public sewer
Natural gas is not available
Sale and tax history for 2226 Rousseau St
Sale History
Tax History
Date
Event
Price
ROAM MLS #2575442
Sep 2, 2026
Listed
$219,500
+5
Exceptional opportunity in the heart of the Irish Channel. This prime 26' x 159' vacant lot offers desirable HU-MU zoning, allowing for a single-family residence or mixed-use development. Ideally situated in one of New Orleans’ most sought-after neighborhoods, the property offers a rare combination of location, flexibility, and development potential.
AcadianaMLS #NO2575442
Sep 2, 2026
Listed
$219,500
+5
Exceptional opportunity in the heart of the Irish Channel. This prime 26' x 159' vacant lot offers desirable HU-MU zoning, allowing for a single-family residence or mixed-use development. Ideally situated in one of New Orleans' most sought-after neighborhoods, the property offers a rare combination of location, flexibility, and development potential.
AcadianaMLS #NO2540225
Jan 28, 2026
Listed
$225,000
AcadianaMLS #NO2476595
Nov 18, 2024
Listed
$199,000
AcadianaMLS #NO2450163
May 23, 2024
Listed
$229,000
AcadianaMLS #NO2400060
Jun 19, 2023
Listed
$229,000
AcadianaMLS #NO2366091
Sep 29, 2022
Listed
$239,000
GSREIN #2
Jun 22, 2022
Price Changed
$249,000
AcadianaMLS #NO2335999
Mar 10, 2022
Listed
$249,000
AcadianaMLS #NO2322837
Nov 19, 2021
Listed
$274,500
GSREIN #1
Aug 25, 2021
Price Changed
$299,000
AcadianaMLS #NO2311763
Aug 6, 2021
Listed
$299,000
Public Records
Sep 9, 2015
Sold
$108,000
Year
Property tax
Land + Additions
Assessment*
2026
$1,994 (+1.1%)
$14,940
2025
$1,972 (−1.5%)
$14,940
2024
$2,002 (+55.3%)
$14,940
2023
$1,289 (+4.3%)
$8,780
2022
$1,235 (−2.3%)
$8,780
2021
$1,264 (−1.0%)
$8,780
2020
$1,276 (−3.8%)
$8,780
2019
$1,326 (−1.9%)
$8,780
2018
$1,353 (+4.8%)
$8,780
2017
$1,291
$8,780
2015
$1,290 (−0.1%)
$8,680
2014
$1,291
$8,680
Public record
Public record
Zoning
Beds
—
Baths
—
Stories
—
Lot width
—
Lot depth
—
Lot size
4,268 Sq. Ft.
Year renovated
—
Finished Sq. Ft.
—
Unfinished Sq. Ft.
—
Total Sq. Ft.
—
Year built
—
Style
Vacant Land
County
Orleans Parish
APN
411101422
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 8, 2026.
HU-MU
IZD - BED AND BREAKFAST
IZD - NON-COMMERCIAL STR SPECIAL EXCEPTION
IZD - COMMERCIAL SHORT TERM RENTAL
IZD - PRESERVING RESIDENTIAL CHARACTER
Neighborhood Mixed-Use District
The HU-MU Neighborhood Mixed-Use District is intended for areas of mixed-use development that are close to residential neighborhoods. The district regulations are designed to encourage mixed-use areas that are compatible with adjacent or nearby land uses and pedestrian-oriented in character. In the HU-MU District, active retail and personal service uses along the ground floor with residential uses above are encouraged. A variety of residential dwellings are also allowed. This district also allows higher residential densities when a project is providing significant public benefits such as long-term affordable housing.
Zone overlays
Bed and Breakfast Interim Zoning District
Commercial Short-Term Rental Interim Zoning District
Permitted uses
Include but are not limited to:
Religious facility
General retail
Retail-Grocery
Restaurant
Housing-Group
Housing-Single unit
Housing-Multiple units
Manufacturing
Mixed use
Office
Climate risks
5/10 Flood Factor
Estimated 21-31% chance of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
10/10 Heat Factor
7 days above 108° expected this year, 21 days in 30 years
10/10 Wind Factor
99% chance of strong winds in next 30 years
3/10 Air Factor
3 unhealthy days expected this year, 4 days in 30 years
Provided by First Street
Historical weather
New Orleans, LA • 70130
Average low and high temperatures (°F)
61
46
70
54
76
61
80
68
84
72
90
78
92
80
91
79
89
77
82
69
75
62
66
52
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
63/ 100
Moderate sunlight
Sunscore
There appears to be some shading by surrounding buildings, terrain, and vegetation.
7.4 hrs
4.5 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 2226 Rousseau St
$206,827
$13K under list price of $220K
Nearby comparable homes
The Redfin Estimate uses 6 recent nearby sales, priced between $205K to $850K.