Cottage-Style Office
New
For Sale
$325,000
6444 Jefferson Hwy, New Orleans, LA 70123
Functional office layout with reception, private offices, kitchen, bathrooms, storage, and gated parking.
Property Size1,250 SF
Price / SF$260
Days on Market3
Property Features for 6444 Jefferson Hwy
General Information
Standard status
Active
Size
1,250 SF
Building Details
Year Built
1933
Buildings
1
Listing Agency:
Watermark Realty, LLC
Listed By:
Nina Cefalu · License #NOM
(504) 390-2218
Source:
Dominionplace
Added: Sep 11
Last Checked: Sep 13 at 1:19PM
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 Watermark Realty, LLC
Investment Insights
Based on property information with market context.
This 1,250-square-foot office building, constructed in 1933, offers a practical layout for professional operations. The interior includes a reception area, five offices, a full kitchen, two bathrooms, and a dedicated storage room. One bathroom includes a shower, adding flexibility for daily staff use.
Located at 6444 Jefferson Hwy in New Orleans, the property sits across from City Hall and the Police District. Parking includes a gated private lot along with additional off-street spaces at the rear. The combination of civic-facing placement, defined office areas, support spaces, and on-site parking provides a functional setting for an office user.
Located at 6444 Jefferson Hwy in New Orleans, the property sits across from City Hall and the Police District. Parking includes a gated private lot along with additional off-street spaces at the rear. The combination of civic-facing placement, defined office areas, support spaces, and on-site parking provides a functional setting for an office user.
Key Highlights
- 1,250 SF office building constructed in 1933
- Reception area plus five offices
- Full kitchen and two bathrooms, including one with a shower
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
$17,396
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
5.35%
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%
$347,920
$347.9K
Cap Rate 7%
$248,514
$248.5K
Cap Rate 9%
$193,289
$193.3K
Market Conditions
NOI Build-Up for 1,250 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
$27.5K $21.96/SF
− Vacancy
−$4.3K −$3.40/SF
EGI
$23.2K $18.56/SF
− OpEx
−$5.8K −$4.64/SF
NOI
$17.4K $13.92/SF
Area
ZIP 70123
Vacancy
15.50%
Lease Rate
$21.96 /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%
$347,920
Cap Rate 7%
$248,514
Cap Rate 9%
$193,289
Alternative Uses
Best Use
Office B
$248.5K
$217.5K – $289.9K
NOI $17,396 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$320.7K
$280.6K – $374.1K
NOI $22,446 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
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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
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Market
Vacancy Rate% for Office in New Orleans, LA
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Frequently Asked Questions
What type of property is this?
Office building - Functional office layout with reception, private offices, kitchen, bathrooms, storage, and gated parking.
Where is this office building located?
The property is located at 6444 Jefferson Hwy New Orleans, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,250 SF office building constructed in 1933; Reception area plus five offices; Full kitchen and two bathrooms, including one with a shower
