Licensed Bed & Breakfast
For Sale
$3,099,900
2485 ROYAL Street, New Orleans, LA 70117
Two adjacent buildings combine hospitality, restaurant, and furnished residential uses.
Property Size9,396 SF
Days on Market166
Property Features for 2485 ROYAL Street
General Information
Standard status
Active
Size
9,396 SF
Additional Details
Furnished
Yes
Business Included
Yes
Road Access
Yes
Multifamily Units
12
Amenities
wraparound balcony
Building Details
Building Size
9,396 SF
Year Built
1860
Buildings
2
Listing Agency:
Jon Huffman Real Estate
(504) 598-1700
Listed By:
Jon Huffman · License #995682666
Source:
Talbot-realty
Added: Mar 17
Changed: Aug 29
Last Checked: Aug 29 at 3:10PM
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 Jon Huffman Real Estate
Investment Insights
Based on property information with market context.
This hospitality property comprises two adjacent buildings dating to 1860. The corner structure includes two ground-floor restaurants leased to a third-party operator under a full ABC permit, along with a licensed bed and breakfast on the upper level. Six furnished guest units include access to a deep wraparound balcony overlooking Royal Street, and the transferable B&B license is not an STR permit. Existing bookings transfer to the new owner, while professional management is in place and available to continue operations.
The second building contains six furnished long-term rental units, all currently leased. The property is within walking distance of restaurants, music clubs, and the French Quarter, with a location in the Marigny entertainment district.
The second building contains six furnished long-term rental units, all currently leased. The property is within walking distance of restaurants, music clubs, and the French Quarter, with a location in the Marigny entertainment district.
Key Highlights
- Licensed B&B with 6 furnished units and a transferable operating license
- Two ground‑floor restaurants leased to a third‑party operator
- Full ABC permit included with the restaurant operations
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
$132,596
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
4.28%
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%
$2,651,920
$2.7M
Cap Rate 7%
$1,894,229
$1.9M
Cap Rate 9%
$1,473,289
$1.5M
Market Conditions
NOI Build-Up for 9,396 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
$180.4K $19.20/SF
− Vacancy
−$3.6K −$0.38/SF
EGI
$176.8K $18.82/SF
− OpEx
−$44.2K −$4.70/SF
NOI
$132.6K $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%
$2,651,920
Cap Rate 7%
$1,894,229
Cap Rate 9%
$1,473,289
Alternative Uses
Best Use
Specialty Retail
$1.89M
$1.66M – $2.21M
NOI $132,596 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$1.56M
$1.37M – $1.82M
NOI $109,359 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$2.39M
$2.09M – $2.79M
NOI $167,171 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12
Residential units
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,196
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
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?
Bed & breakfast - Two adjacent buildings combine hospitality, restaurant, and furnished residential uses.
Where is this bed & breakfast located?
The property is located at 2485 ROYAL Street New Orleans, LA.
What is the asking price?
The asking price for this property is $3,099,900.
What are key features of this property?
This property features: Licensed B&B with 6 furnished units and a transferable operating license; Two ground‑floor restaurants leased to a third‑party operator; Full ABC permit included with the restaurant operations
