Mixed-Use Restaurant
For Sale
$800,000
8009 DOWNMAN Road, New Orleans, LA 70126
Commercial, New Orleans, LA
Property Size3,850 SF
Price / SF$207.79
Days on Market164
Property Features for 8009 DOWNMAN Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
c-1
Parking features
Off Street
Lot features
Irregular
Standard status
Active
APN
39W020203
Size
3,850 SF
Taxes and HOA fees
Tax Description
SQ A ENTRANCE PK NO 1 LOT C- 1 DOWNMAN RD 52X103/105 BR/GLASS BLDG FLAT/R PIK QWIK PLAN 9-15B-13
Legal Description
SQ A ENTRANCE PK NO 1 LOT C- 1 DOWNMAN RD 52X103/105 BR/GLASS BLDG FLAT/R PIK QWIK PLAN 9-15B-13
Utilities
Water source
Public
Building Details
Year built
1977
Floors in Building
2
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Noah Thomas · License #995715515
(504) 388-6437
Added: Mar 26
Changed: Aug 19
Last Checked: Sep 5 at 10:06PM
MLS# 2549543
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 3,850-square-foot mixed-use property, built in 1977, combines restaurant and bar improvements with residential accommodations. The residential component includes multiple one-bedroom units supported by a shared kitchen, while the commercial portion provides space for restaurant, bar, and retail functions. Off-street parking is available, and the property is served by public water.
Located at 8009 Downman Road in New Orleans, the property carries C-1 zoning. The offering can be structured around the full property or individual components, and the business may also be considered separately. Its mixed commercial and residential configuration supports a range of established or owner-user arrangements, subject to applicable requirements.
Located at 8009 Downman Road in New Orleans, the property carries C-1 zoning. The offering can be structured around the full property or individual components, and the business may also be considered separately. Its mixed commercial and residential configuration supports a range of established or owner-user arrangements, subject to applicable requirements.
Key Highlights
- 3,850‑square‑foot mixed‑use property at 8009 Downman Road
- Restaurant and bar component with additional retail space
- Multiple residential one‑bedroom units with shared kitchen
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
$65,878
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
8.23%
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%
$1,317,560
$1.3M
Cap Rate 7%
$941,114
$941.1K
Cap Rate 9%
$731,978
$732.0K
Market Conditions
NOI Build-Up for 3,850 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
$90.1K $23.40/SF
− Vacancy
−$2.3K −$0.59/SF
EGI
$87.8K $22.81/SF
− OpEx
−$22.0K −$5.70/SF
NOI
$65.9K $17.11/SF
Area
ZIP 70126
Vacancy
2.50%
Lease Rate
$23.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,317,560
Cap Rate 7%
$941,114
Cap Rate 9%
$731,978
Alternative Uses
Best Use
Specialty Retail
$941.1K
$823.5K – $1.10M
NOI $65,878 @ 7.0% cap · market cap 8.23%
Second Best
Retail
$869.3K
$760.6K – $1.01M
NOI $60,851 @ 7.0% cap · market cap 7.61%
Theoretical Best
Office A
$1.01M
$883.6K – $1.18M
NOI $70,686 @ 7.0% cap · market cap 8.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
66
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Gemaire Distributors
Shops & Services
66 visits/mo
0.3 miles
Demographics for 70126, LA
30,397
Population
12,686
Households
2.4
Avg Household Size
33
Median Age
24%
College-Educated
87%
High-School Grad
12.1 sq mi
ZIP Area
2,512
Density / Sq Mi
$38,229
Median Household Income
$29,510
Median Earnings
$1,118
Median Rent
$187,300
Median Home Value
Market
Vacancy Rate% for Retail in New Orleans, LA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1-zoned property combines restaurant and bar space with residential units and off-street parking.
Where is this mixed-use property located?
The property is located at 8009 DOWNMAN Road New Orleans, LA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 3,850‑square‑foot mixed‑use property at 8009 Downman Road; Restaurant and bar component with additional retail space; Multiple residential one‑bedroom units with shared kitchen
