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    Mason Mccullough, Mandeville, LA

    License ID: 995714063
    Bridgewater Realty Advisors, LLC
    Years of Experience
    5

    Service Locations

    Contact details

    Phone:
    (504) 298-8631

    Performance

    Listings
    8
    Total transactions
    30
    Total transactions amount
    $19M
    Price range
    $422k - 950k
    Average price
    $633k

    Listings

    For Sale (8)

    View map
    • Contact for pricing

      Multifamily Property in Leonidas/Carrollton

      Six-unit property with rental upside in growing neighborhood.
      8816 Spruce St, New Orleans, LA 70118
      View Details
    • Contact for pricing
      28,924 SF

      Turnkey Apartment Complex Near Ochsner

      Apartment complex near Ochsner with stable rental demographics.
      251 Barry Ave, Jefferson, LA 70121
      View Details
    • Contact for pricing
      76,400 SF

      Harvey Multifamily Property with Vacant Land

      Multi-family property in Harvey, LA with development potential.
      4289 Lac Saint Pierre Dr, Harvey, LA 70058
      View Details
    • Contact for pricing
      12,880 SF

      Metairie Multifamily Investment Opportunity

      Value-add multifamily property in desirable Metairie location with rental upside.
      3106 Independence St, Metairie, LA 70006
      View Details
    • Contact for pricing
      92,500 SF

      Thibodaux Multifamily Investment Opportunity

      Multifamily property with significant rental upside in Thibodaux, LA.
      1259 St Charles St, Thibodaux, LA 70301
      View Details
    • $385,000
      3,200 SF

      Uptown Fourplex with Renovation Potential

      Fourplex in vibrant Freret corridor, cosmetic renovations to maximize value.
      3700 Freret St, New Orleans, LA 70115
      View Details
    • $2,375,000
      5,857 SF

      Historic French Quarter Mixed-Use Property

      Renovated historic property with residential and commercial space.
      311 Exchange Pl, New Orleans, LA 70130
      View Details
    • $5,800,000
      38,000 SF

      64-Unit Multifamily Property in Baton Rouge

      Multifamily property with upside potential in high-demand Baton Rouge submarket.
      5750 Florida Blvd, Baton Rouge, LA 70806
      View Details

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    • For Sale

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    Mason Mccullough, Mandeville, LA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Mason Mccullough, Mandeville, LA
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