Mixed-Use Property with
For Sale
$899,000
1216-18 SAINT CHARLES Avenue, New Orleans, LA 70130
Commercial Sale, Other - New Orleans, LA
Property Size3,557 SF
Lot Size0.08 Acres
Price / SF$252.74
Days on Market45
Property Features for 1216-18 SAINT CHARLES Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
MU-1
Parking features
None
Standard status
Active
APN
102104710
Size
3,557 SF
Lot size
0.08 Acres
Building Details
Year built
1942
Architectural style
Other
Listing Agency:
Engel & Völkers New Orleans
(504) 234-5000
Listed By:
Adele Hunt
(504) 782-2269
Added: Jun 29
Changed: Jul 15
Last Checked: Aug 12 at 7:06AM
MLS# 2540191
Copyright © 2026 Engel & Völkers. 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 mixed-use property combines a street-level leased commercial space with three residential units. The exterior includes a landscaped private courtyard for outdoor living, and a rooftop terrace accessible from one of the residential units. The overall configuration supports a live-and-earn approach while maintaining separate income and residential spaces within the same building.
The property is located at 1216-18 Saint Charles Avenue in New Orleans, Louisiana, and fronts directly on Saint Charles Avenue. The listing notes front-row views related to Mardi Gras parades and provides practical day-to-day connectivity to downtown New Orleans and nearby interstates.
For tenants, occupants, or buyers seeking flexibility, the layout offers dedicated commercial space at street level alongside residential housing within the same asset. Owner-occupants can operate from the leased commercial component while using one or more of the residential units as living space. Investors can evaluate the existing leased commercial use together with the three residential units, all under MU-1 zoning as stated in the listing information.
The property is located at 1216-18 Saint Charles Avenue in New Orleans, Louisiana, and fronts directly on Saint Charles Avenue. The listing notes front-row views related to Mardi Gras parades and provides practical day-to-day connectivity to downtown New Orleans and nearby interstates.
For tenants, occupants, or buyers seeking flexibility, the layout offers dedicated commercial space at street level alongside residential housing within the same asset. Owner-occupants can operate from the leased commercial component while using one or more of the residential units as living space. Investors can evaluate the existing leased commercial use together with the three residential units, all under MU-1 zoning as stated in the listing information.
Key Highlights
- Mixed‑use property on St. Charles Avenue with leased street‑level commercial space plus three residential units
- 1942 construction with multiple living options above the investment space
- Private landscaped courtyard for outdoor living
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,020
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.34%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$960,400
$960.4K
Cap Rate 7%
$686,000
$686.0K
Cap Rate 9%
$533,556
$533.6K
Market Conditions
NOI Build-Up for 3,557 SF
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.
Gross rent
$85.4K $24.00/SF
− Vacancy
−$8.5K −$2.40/SF
EGI
$76.8K $21.60/SF
− OpEx
−$28.8K −$8.10/SF
NOI
$48.0K $13.50/SF
Area
New Orleans, LA
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$960,400
Cap Rate 7%
$686,000
Cap Rate 9%
$533,556
Alternative Uses
Best Use
Mixed Use
$686.0K
$600.3K – $800.3K
NOI $48,020 @ 7.0% cap · market cap 5.34%
Second Best
Multifamily LT 5
$643.4K
$563.0K – $750.7K
NOI $45,040 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$904.1K
$791.1K – $1.05M
NOI $63,285 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,715
Businesses Nearby
Explore this area
Business Placement
Demographics for 70130, LA
14,521
Population
10,927
Households
1.3
Avg Household Size
38
Median Age
64%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
6,915
Density / Sq Mi
$82,758
Median Household Income
$52,492
Median Earnings
$1,410
Median Rent
$529,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level leased commercial space paired with three residential units and outdoor living spaces, including a private courtyard.
Where is this mixed-use property located?
The property is located at 1216-18 SAINT CHARLES Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Mixed‑use property on St. Charles Avenue with leased street‑level commercial space plus three residential units; 1942 construction with multiple living options above the investment space; Private landscaped courtyard for outdoor living
