Medical-Ready Office
For Sale
Contact for pricing
2520 Napoleon Avenue, New Orleans, LA 70115
Office building with multiple private offices, conference rooms, and a dedicated reception area plus 12–14 on-site parking spaces.
Property Size2,700 SF
Price / SF$342.59
Days on Market127
Property Features for 2520 Napoleon Avenue
General Information
Standard status
Active
Size
2,700 SF
Total Parking Spaces
12
Property subtype
Office
Zoning
HU-MU
Investment Type
Owner/User
Additional Details
Road Access
Yes
Listing Agency:
The McEnery Company
Listed By:
Parke McEnery · License #LA
(504) 274-2701
Source:
Crexi
Added: May 4
Changed: Sep 5
Last Checked: Sep 7 at 7:04AM
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 The McEnery Company
Investment Insights
Based on property information with market context.
This office building is improved with multiple private offices, conference rooms, and a dedicated reception area. The mechanical, electrical, and plumbing systems have recently been improved, supporting an efficient path to a professional or medical buildout. The interior benefits from abundant natural light in a quieter professional setting.
The property is located on Napoleon Avenue within the Freret Street corridor in New Orleans, with immediate access to both Freret Street and Napoleon Ave. It is adjacent to the Ochsner Baptist Medical Campus, and shares a property line with a city-owned, free Freret St public parking lot.
Parking is provided by 12–14 existing spaces, with the ability to create additional parking. Ingress and egress are available from both Freret St. and Napoleon Ave.
The property is located on Napoleon Avenue within the Freret Street corridor in New Orleans, with immediate access to both Freret Street and Napoleon Ave. It is adjacent to the Ochsner Baptist Medical Campus, and shares a property line with a city-owned, free Freret St public parking lot.
Parking is provided by 12–14 existing spaces, with the ability to create additional parking. Ingress and egress are available from both Freret St. and Napoleon Ave.
Key Highlights
- Office building on Napoleon Avenue within the Freret Street corridor
- Improved interior with multiple private offices, conference rooms, and a dedicated reception area
- 12–14 existing on‑site parking spaces, with ability to create more
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
$31,749
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
3.43%
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%
$634,980
$635.0K
Cap Rate 7%
$453,557
$453.6K
Cap Rate 9%
$352,767
$352.8K
Market Conditions
NOI Build-Up for 2,700 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
$48.0K $17.76/SF
− Vacancy
−$5.6K −$2.08/SF
EGI
$42.3K $15.68/SF
− OpEx
−$10.6K −$3.92/SF
NOI
$31.7K $11.76/SF
Area
ZIP 70115
Vacancy
11.72%
Lease Rate
$17.76 /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%
$634,980
Cap Rate 7%
$453,557
Cap Rate 9%
$352,767
Alternative Uses
Best Use
Office B
$453.6K
$396.9K – $529.2K
NOI $31,749 @ 7.0% cap · market cap 3.43%
Second Best
Healthcare Medical
$391.0K
$342.2K – $456.2K
NOI $27,372 @ 7.0% cap · market cap 2.96%
Theoretical Best
Office A
$712.3K
$623.3K – $831.1K
NOI $49,864 @ 7.0% cap · market cap 5.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,105
Businesses Nearby
Explore this area
Business Placement
Demographics for 70115, LA
31,736
Population
18,134
Households
1.8
Avg Household Size
38
Median Age
64%
College-Educated
95%
High-School Grad
3.8 sq mi
ZIP Area
8,352
Density / Sq Mi
$94,181
Median Household Income
$57,242
Median Earnings
$1,442
Median Rent
$616,600
Median Home Value
Market
Vacancy Rate% for Office in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building with multiple private offices, conference rooms, and a dedicated reception area plus 12–14 on-site parking spaces.
Where is this office building located?
The property is located at 2520 Napoleon Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Office building on Napoleon Avenue within the Freret Street corridor; Improved interior with multiple private offices, conference rooms, and a dedicated reception area; 12–14 existing on‑site parking spaces, with ability to create more
