Entitled Mixed-Use Development
For Sale
$975,000
1035 Tchoupitoulas St, New Orleans, LA 70130
CBD-6 zoning, utilities, and approved plans support a substantial vertical redevelopment concept.
Property Size3,700 SF
Price / SF$263.51
Days on Market160
Property Features for 1035 Tchoupitoulas St
General Information
Standard status
Active
Size
3,700 SF
Property subtype
Industrial
Zoning
CBD-6
Listing Agency:
Corporate Realty - Main Office
(504) 233-2108
Listed By:
Scott Graf · License #0995686372
(504) 233-2108
Source:
Lacdb.resimplifi
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 1:52PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Corporate Realty - Main Office
Investment Insights
Based on property information with market context.
This 3,700-square-foot mixed-use development site measures approximately 48 feet 3 inches by 76 feet 8 inches. The property includes a red iron steel frame building that may support adaptive reuse or removal for new construction. Approved plans and demolition approval are included, along with Revit, CAD, engineering, and architectural materials. The site is permitted for a 10-story building and has utilities in place. Flood Zone X designation and CBD-6 zoning add important planning context.
Positioned at a signalized intersection in New Orleans’ Warehouse/Arts District, the property is near the New Orleans Ernest N. Morial Convention Center and the National WWII Museum. The surrounding area includes residential lofts, condominiums, hotels, galleries, restaurants, and museums. Access to the Central Business District, French Quarter, Riverwalk Outlets, Port of New Orleans cruise terminal, Pontchartrain Expressway, and I-10 is identified in the property information.
Positioned at a signalized intersection in New Orleans’ Warehouse/Arts District, the property is near the New Orleans Ernest N. Morial Convention Center and the National WWII Museum. The surrounding area includes residential lofts, condominiums, hotels, galleries, restaurants, and museums. Access to the Central Business District, French Quarter, Riverwalk Outlets, Port of New Orleans cruise terminal, Pontchartrain Expressway, and I-10 is identified in the property information.
Key Highlights
- 3,700‑square‑foot site measuring 48'3" x 76'8"
- Permitted for construction of a 10‑story building
- CBD‑6 zoning with approved plans and demolition approval
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
$49,950
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
5.12%
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%
$999,000
$999.0K
Cap Rate 7%
$713,571
$713.6K
Cap Rate 9%
$555,000
$555.0K
Market Conditions
NOI Build-Up for 3,700 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
$88.8K $24.00/SF
− Vacancy
−$8.9K −$2.40/SF
EGI
$79.9K $21.60/SF
− OpEx
−$30.0K −$8.10/SF
NOI
$50.0K $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%
$999,000
Cap Rate 7%
$713,571
Cap Rate 9%
$555,000
Alternative Uses
Best Use
Mixed Use
$713.6K
$624.4K – $832.5K
NOI $49,950 @ 7.0% cap · market cap 5.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$940.4K
$822.9K – $1.10M
NOI $65,829 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,231
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - CBD-6 zoning, utilities, and approved plans support a substantial vertical redevelopment concept.
Where is this mixed-use property located?
The property is located at 1035 Tchoupitoulas St New Orleans, LA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 3,700‑square‑foot site measuring 48'3" x 76'8"; Permitted for construction of a 10‑story building; CBD‑6 zoning with approved plans and demolition approval
