Mixed-Use Property with
For Sale
$589,000
2762 Orleans Ave, New Orleans, LA 70119
Ground-floor commercial space with a three-bedroom apartment above.
Property Size3,100 SF
Price / SF$190
Days on Market10
Property Features for 2762 Orleans Ave
General Information
Standard status
Active
Size
3,100 SF
Additional Details
Floor
Ground Floor
Office Units
1
Amenities
conference room
kitchenette
high ceilings
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Ben & Burka
(504) 301-1002
Listed By:
Aaron Kazanoff · License #0995700882
(504) 301-1002
Source:
Exprealty
Added: Aug 7
Changed: Aug 15
Last Checked: Aug 16 at 10:43AM
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 Ben & Burka
Investment Insights
Based on property information with market context.
This 3,100-square-foot mixed-use property combines commercial space at street level with a three-bedroom apartment on the upper floor. The ground floor is configured with three private offices, a conference room, open work space, a kitchenette, and high ceilings. It is currently occupied by a radio station and community hub.
The residential unit includes a kitchen, in-unit laundry, high ceilings, and front and rear porches. The property sits one block from Broad Street and near the Lafitte Greenway, Flour Moon Bagels, Whole Foods, and The Broad Theater. Its combination of commercial and residential components supports owner-occupancy or investment use.
The residential unit includes a kitchen, in-unit laundry, high ceilings, and front and rear porches. The property sits one block from Broad Street and near the Lafitte Greenway, Flour Moon Bagels, Whole Foods, and The Broad Theater. Its combination of commercial and residential components supports owner-occupancy or investment use.
Key Highlights
- 3,100‑square‑foot mixed‑use property with commercial and residential components
- Ground floor includes 3 private offices, conference room, open work area, and kitchenette
- Upper‑level 3‑bedroom apartment with kitchen, in‑unit laundry, and front and back porches
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
$48,997
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
8.32%
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%
$979,940
$979.9K
Cap Rate 7%
$699,957
$700.0K
Cap Rate 9%
$544,411
$544.4K
Market Conditions
NOI Build-Up for 3,100 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
$71.4K $23.04/SF
− Vacancy
−$1.4K −$0.46/SF
EGI
$70.0K $22.58/SF
− OpEx
−$21.0K −$6.77/SF
NOI
$49.0K $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%
$979,940
Cap Rate 7%
$699,957
Cap Rate 9%
$544,411
Alternative Uses
Best Use
Retail
$700.0K
$612.5K – $816.6K
NOI $48,997 @ 7.0% cap · market cap 8.32%
Second Best
Office B
$657.6K
$575.4K – $767.3K
NOI $46,035 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$811.2K
$709.8K – $946.4K
NOI $56,782 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,010
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor commercial space with a three-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 2762 Orleans Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 3,100‑square‑foot mixed‑use property with commercial and residential components; Ground floor includes 3 private offices, conference room, open work area, and kitchenette; Upper‑level 3‑bedroom apartment with kitchen, in‑unit laundry, and front and back porches
