Historic Mixed-Use
For Sale
$1,800,000
1101 Royal St, New Orleans, LA 70116
Corner property combines commercial space, residential floors, original details, and a wraparound balcony in New Orleans’ French Quarter.
Property Size5,400 SF
Price / SF$333.33
Days on Market40
Property Features for 1101 Royal St
General Information
Standard status
Active
Size
5,400 SF
Additional Details
Corner Location
Yes
Amenities
marble soda fountain from Italy
wraparound balcony
roof access
pool table
Building Details
Year Built
1831
Buildings
1
Stories
3
Listing Agency:
LATTER & BLUM
(504) 669-0211
Listed By:
Eleanor Farnsworth · License #000042529
Source:
Fiorellaavenue
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 29 at 10:58AM
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 LATTER & BLUM
Investment Insights
Based on property information with market context.
Built in 1831, this three-level mixed-use property combines a commercial first floor with residential space above. The ground level includes a large open area, rear storage and office rooms, original tin ceilings, and an Italian marble soda fountain installed in the 1940s. The building contains approximately 5,400 square feet overall.
The second floor spans the building and includes broad living areas, original stucco walls, 13-foot ceilings, hardwood floors, two full baths, and four sets of French doors opening onto a wraparound balcony. A third-floor room offers flexible residential space with roof access, and the pool table remains. The upper levels have received partial updates while retaining historic finishes and custom details.
Positioned at the corner of Royal Street and Ursulines Avenue in the New Orleans French Quarter, the property has street-facing exposure and a long history of commercial and residential use.
The second floor spans the building and includes broad living areas, original stucco walls, 13-foot ceilings, hardwood floors, two full baths, and four sets of French doors opening onto a wraparound balcony. A third-floor room offers flexible residential space with roof access, and the pool table remains. The upper levels have received partial updates while retaining historic finishes and custom details.
Positioned at the corner of Royal Street and Ursulines Avenue in the New Orleans French Quarter, the property has street-facing exposure and a long history of commercial and residential use.
Key Highlights
- 1831 construction date with original architectural details
- Approximately 5,400 SF across three levels
- Commercial first floor with storage, offices, tin ceilings, and an Italian marble soda fountain
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
$76,205
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
4.23%
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%
$1,524,100
$1.5M
Cap Rate 7%
$1,088,643
$1.1M
Cap Rate 9%
$846,722
$846.7K
Market Conditions
NOI Build-Up for 5,400 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
$103.7K $19.20/SF
− Vacancy
−$2.1K −$0.38/SF
EGI
$101.6K $18.82/SF
− OpEx
−$25.4K −$4.70/SF
NOI
$76.2K $14.11/SF
Area
New Orleans, LA
Vacancy
2.00%
Lease Rate
$19.20 /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%
$1,524,100
Cap Rate 7%
$1,088,643
Cap Rate 9%
$846,722
Alternative Uses
Best Use
Specialty Retail
$1.09M
$952.6K – $1.27M
NOI $76,205 @ 7.0% cap · market cap 4.23%
Second Best
Mixed Use
$1.04M
$911.3K – $1.22M
NOI $72,900 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,075 @ 7.0% cap · market cap 5.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,185
Businesses Nearby
72k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 49%
Hotels & Casinos 20%
Home Improvements & Furnishings 16%
Dining 12%
Rouses Market
Groceries
35,073 visits/mo
0.3 miles
Mary's Ace Hardware
Home Improvements & Furnishings
11,405 visits/mo
0.4 miles
Hampton Inn New Orleans French Quarter Market Area
Hotels & Casinos
9,002 visits/mo
0.3 miles
CC's Coffee House
Dining
8,554 visits/mo
0.1 miles
Best Western Plus French Quarter Courtyard Hotel
Hotels & Casinos
5,217 visits/mo
0.3 miles
Demographics for 70116, LA
10,676
Population
9,620
Households
1.1
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
8,212
Density / Sq Mi
$45,580
Median Household Income
$34,849
Median Earnings
$1,190
Median Rent
$385,100
Median Home Value
Market
Vacancy Rate% for Retail in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property combines commercial space, residential floors, original details, and a wraparound balcony in New Orleans’ French Quarter.
Where is this mixed-use property located?
The property is located at 1101 Royal St New Orleans, LA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 1831 construction date with original architectural details; Approximately 5,400 SF across three levels; Commercial first floor with storage, offices, tin ceilings, and an Italian marble soda fountain
