High-Cube Distribution
For Sale
$5,950,000
1100 Edwards Ave, New Orleans, LA 70123
Masonry distribution facility with dock loading, gated truck circulation, and M-2 industrial zoning.
Property Size40,500 SF
Lot Size2.15 Acres
Price / SF$146.91
Days on Market564
Property Features for 1100 Edwards Ave
General Information
Standard status
Active
Size
40,500 SF
Lot size
2.15 Acres
Property subtype
Industrial
Zoning
M-2
Occupancy
100%
Financials
Asking Price
$5,950,000
Gross Income
$264,000
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Column Spacing
33.5 x 37.5 ft
Three-Phase Power
Yes
Sprinkler System
Yes
Amenities
Water
Sewer
Building Details
Building Size
40,500 SF
Construction
masonry
Listing Agency:
Max J Derbes Inc
(504) 733-2299
Listed By:
Keith Henry
(504) 733-2299
Source:
Lacdb.resimplifi
Added: Feb 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:51PM
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 Max J Derbes Inc
Investment Insights
Based on property information with market context.
This 40,500-square-foot distribution center occupies a 2.15-acre site and features masonry construction, a 30-foot eave height, 33.5-foot by 37.5-foot column spacing, and heavy floor load capacity. Building systems include a fire suppression sprinkler system, 3-phase electrical power, and a composite roof replaced in ’07. Three office areas were recently built, while truck access is provided through multiple roll-up dock doors and a drive-in route over an exterior concrete ramp. The property also includes a secured, gated private truck court and subsurface drainage.
The site provides 270 feet of frontage on Edwards Avenue, extends 338 feet in depth, and contains 93,879 square feet of ground. It is zoned M-2 industrial district. Four tenants currently occupy the building, with three lease terms expiring this year. The front half, comprising 21,000 SF, may be subject to a leaseback of up to three years, and the remaining 19,500 SF may become available for buyer-user occupancy by fourth quarter ’25. An additional tenant space may be created along Edwards Avenue.
The site provides 270 feet of frontage on Edwards Avenue, extends 338 feet in depth, and contains 93,879 square feet of ground. It is zoned M-2 industrial district. Four tenants currently occupy the building, with three lease terms expiring this year. The front half, comprising 21,000 SF, may be subject to a leaseback of up to three years, and the remaining 19,500 SF may become available for buyer-user occupancy by fourth quarter ’25. An additional tenant space may be created along Edwards Avenue.
Key Highlights
- 40,500‑square‑foot distribution center on 2.15 acres
- 30‑foot eave height with 33.5‑foot by 37.5‑foot column spacing
- Multiple roll‑up truck dock doors plus drive‑in access via exterior concrete ramp
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
$326,758
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
5.49%
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%
$6,535,160
$6.5M
Cap Rate 7%
$4,667,971
$4.7M
Cap Rate 9%
$3,630,644
$3.6M
Market Conditions
NOI Build-Up for 40,500 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
$403.4K $9.96/SF
− Vacancy
−$19.0K −$0.47/SF
EGI
$384.4K $9.49/SF
− OpEx
−$57.7K −$1.42/SF
NOI
$326.8K $8.07/SF
Area
ZIP 70123
Vacancy
4.70%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$6,535,160
Cap Rate 7%
$4,667,971
Cap Rate 9%
$3,630,644
Alternative Uses
Best Use
Warehouse
$4.67M
$4.08M – $5.45M
NOI $326,758 @ 7.0% cap · market cap 5.49%
Second Best
Industrial
$3.84M
$3.36M – $4.48M
NOI $269,095 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$10.39M
$9.09M – $12.12M
NOI $727,266 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Sprinkler system
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,647
Businesses Nearby
Explore this area
Business Placement
Demographics for 70123, LA
27,346
Population
14,297
Households
1.9
Avg Household Size
44
Median Age
44%
College-Educated
94%
High-School Grad
7.6 sq mi
ZIP Area
3,598
Density / Sq Mi
$82,639
Median Household Income
$52,709
Median Earnings
$1,310
Median Rent
$318,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Masonry distribution facility with dock loading, gated truck circulation, and M-2 industrial zoning.
Where is this distribution center located?
The property is located at 1100 Edwards Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $5,950,000.
What are key features of this property?
This property features: 40,500‑square‑foot distribution center on 2.15 acres; 30‑foot eave height with 33.5‑foot by 37.5‑foot column spacing; Multiple roll‑up truck dock doors plus drive‑in access via exterior concrete ramp
