Mixed-Use Work-Live
For Sale
$425,000
4705-07 Iberville Street, New Orleans, LA 70119
Commercial and residential spaces share a flexible two-part layout with storefront windows and abundant natural light.
Property Size2,309 SF
Price / SF$184.06
Days on Market481
Property Features for 4705-07 Iberville Street
General Information
Standard status
Active
Size
2,309 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Site & Location
Highway Access
Yes
Public Transit
Yes
Amenities
Central Air
Central
2
inside
Asphalt, Metal
1
Slab: Traditional
Vinyl Siding
Building Details
Year Built
1908
Buildings
1
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 210-2014
Source:
Compass
Added: May 7, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:18PM
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 Crane Realtors
Investment Insights
Based on property information with market context.
Built in 1908, this mixed-use property combines a commercial unit with an adjoining residential space. The commercial portion features an open interior, large storefront windows, wood flooring, bright natural light, and high ceilings. The residential unit follows a two-bedroom, one-bathroom shotgun plan with an open living and dining arrangement, original wood floors, and central air. The configuration accommodates combined owner use or separate occupancy of the two spaces.
The property is located at 4705-07 Iberville Street, one block from Canal Street. Access to I-10 is nearby, along with dining, shopping, and the streetcar line serving the Canal and Carrollton corridors.
The property is located at 4705-07 Iberville Street, one block from Canal Street. Access to I-10 is nearby, along with dining, shopping, and the streetcar line serving the Canal and Carrollton corridors.
Key Highlights
- Commercial unit and adjoining residential space in one building
- 2‑bedroom, 1‑bathroom residential unit with shotgun‑plan layout
- Large storefront windows, open commercial layout, and wood flooring
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
$36,495
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
8.59%
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%
$729,900
$729.9K
Cap Rate 7%
$521,357
$521.4K
Cap Rate 9%
$405,500
$405.5K
Market Conditions
NOI Build-Up for 2,309 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
$53.2K $23.04/SF
− Vacancy
−$1.1K −$0.46/SF
EGI
$52.1K $22.58/SF
− OpEx
−$15.6K −$6.77/SF
NOI
$36.5K $15.81/SF
Area
ZIP 70119
Vacancy
2.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
30.00%
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%
$729,900
Cap Rate 7%
$521,357
Cap Rate 9%
$405,500
Alternative Uses
Best Use
Retail
$521.4K
$456.2K – $608.3K
NOI $36,495 @ 7.0% cap · market cap 8.59%
Second Best
Office B
$489.8K
$428.6K – $571.5K
NOI $34,289 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$604.2K
$528.7K – $704.9K
NOI $42,293 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,551
Businesses Nearby
Explore this area
Business Placement
Demographics for 70119, LA
38,048
Population
21,595
Households
1.8
Avg Household Size
37
Median Age
47%
College-Educated
89%
High-School Grad
4.5 sq mi
ZIP Area
8,455
Density / Sq Mi
$50,854
Median Household Income
$44,278
Median Earnings
$1,298
Median Rent
$359,300
Median Home Value
Market
Vacancy Rate% for Office 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 - Commercial and residential spaces share a flexible two-part layout with storefront windows and abundant natural light.
Where is this mixed-use property located?
The property is located at 4705-07 Iberville Street New Orleans, LA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Commercial unit and adjoining residential space in one building; 2‑bedroom, 1‑bathroom residential unit with shotgun‑plan layout; Large storefront windows, open commercial layout, and wood flooring
