Warehouse with Office and Additional
For Sale
$725,000
2323 IBERVILLE Street, New Orleans, LA 70119
Commercial, New Orleans, LA
Property Size4,004 SF
Price / SF$181.07
Days on Market129
Property Features for 2323 IBERVILLE Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HU-B1
Parking features
Covered
Lot features
Oversized
Standard status
Active
APN
2323-IBERVILLEST 2331-IBERVILLE
Taxes and HOA fees
Tax Description
SQ 302 IBERVILLE ST LOTS 17 & 18 27X106 LOT C 35X57 2323-25 IBERVILLE ST SQ 302 IBERVILLE LOT 16 27X106 2329-31 IBERVILL
Legal Description
SQ 302 IBERVILLE ST LOTS 17 & 18 27X106 LOT C 35X57 2323-25 IBERVILLE ST SQ 302 IBERVILLE LOT 16 27X106 2329-31 IBERVILL
Utilities
Water source
Public
Amenities
Private Entrance
Full Bathroom
Kitchenette
Wet Bar
Washer/Dryer Area
Building Details
Year built
1920
Floors in Building
1
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Cassondra Larsen · License #000028198
(504) 628-4686
Added: Apr 17
Changed: Aug 19
Last Checked: Aug 23 at 9:06AM
MLS# 2553315
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex-style commercial property includes approximately 4,004 square feet of warehouse and office space. The warehouse offers high ceilings, loft storage, and both front and rear access, along with multiple parking areas. A finished office suite features a private entrance, two offices, a full bathroom, kitchenette, wet bar, and washer/dryer area. The property also includes recent improvements, including updated electrical and under-slab plumbing, and provides additional land via a side lot and rear yard for vehicle storage, equipment storage, outdoor workspace, or expansion.
Zoned HU-B1, the property is located at 2323 Iberville Street in Mid-City New Orleans. The listing describes the site as convenient to Downtown, the BioMedical District, interstate access, and the Mid-City business corridor.
Zoned HU-B1, the property is located at 2323 Iberville Street in Mid-City New Orleans. The listing describes the site as convenient to Downtown, the BioMedical District, interstate access, and the Mid-City business corridor.
Key Highlights
- Approximately 4,004 SF warehouse and office on an oversized site at 2323 Iberville St in Mid‑City New Orleans
- Warehouse includes high ceilings, loft storage, and front and rear access
- Finished office suite with private entrance, 2 offices, full bathroom, kitchenette, wet bar, and washer/dryer area
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
$59,459
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
8.20%
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%
$1,189,180
$1.2M
Cap Rate 7%
$849,414
$849.4K
Cap Rate 9%
$660,656
$660.7K
Market Conditions
NOI Build-Up for 4,004 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
$96.1K $24.00/SF
− Vacancy
−$16.8K −$4.20/SF
EGI
$79.3K $19.80/SF
− OpEx
−$19.8K −$4.95/SF
NOI
$59.5K $14.85/SF
Area
ZIP 70119
Vacancy
17.50%
Lease Rate
$24.00 /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%
$1,189,180
Cap Rate 7%
$849,414
Cap Rate 9%
$660,656
Alternative Uses
Best Use
Office B
$849.4K
$743.2K – $991.0K
NOI $59,459 @ 7.0% cap · market cap 8.20%
Second Best
Warehouse
$460.0K
$402.5K – $536.7K
NOI $32,203 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$1.05M
$916.8K – $1.22M
NOI $73,340 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4,040
Businesses Nearby
Balanced
Demand for This Use
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.
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse and finished office space with front and rear access on an oversized site with additional land.
Where is this flex space located?
The property is located at 2323 IBERVILLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Approximately 4,004 SF warehouse and office on an oversized site at 2323 Iberville St in Mid‑City New Orleans; Warehouse includes high ceilings, loft storage, and front and rear access; Finished office suite with private entrance, 2 offices, full bathroom, kitchenette, wet bar, and washer/dryer area
