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    Historic French Quarter Mixed-Use Property Title is generated by Realmo AI

    311 Exchange Place, New Orleans, LA 70130

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    For Sale
    $2,375,000

    Renovated historic property with residential and commercial space.

    Type:MULTI FAMILY FOR SALE / Townhouse
    Property size:
    5,857 SF
    Price / SF:
    $405/SF
    Added:
    Sep 16, 2025
    Days on Market:
    260
    Last Refresh:
    Mar 13 at 6:20 pm

    Property Features for 311 Exchange Place

    General Information

    Standard status
    Active
    Size
    5,857 SF
    Property subtype
    MULTI FAMILY FOR SALE / Townhouse

    Building Details

    Year Built
    1837

    We can help!

    Listing Contact
    Mason McCullough
    Mason McCullough

    Listing agent Mason McCullough License #995714063

    Listing office The McEnery Company

    Listing date Sep 16, 2025

    Source Compass

    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

    HighLights

    • Historic "Edgar Degas House" in the French Quarter, fully renovated.
    • Features a mix of residential (four 2‑bedroom apartments) and commercial (two ground floor spaces) units.
    • Prime location on a desirable pedestrian corridor with high foot traffic.
    • Extensive modern upgrades, including a new elevator and renovated interiors.
    • Unique cultural value: Edgar Degas once painted at this location (commemorative plaque).
    • Beautifully restored courtyard and balcony.

    Overview

    The "Edgar Degas House" at 311 Exchange Place presents an opportunity to own a fully renovated historic property in the heart of the French Quarter. The property features 5,857 square feet of space, incorporating a mix of residential and commercial units. This asset combines irreplaceable French Quarter architecture with extensive modern upgrades, including a new elevator and renovated interiors. The building's courtyard has been beautifully restored, and its exterior displays a commemorative plaque marking where Edgar Degas once painted. Positioned on one of the Quarter's most desirable pedestrian corridors, this property benefits from strong year-round foot traffic and limited competing inventory. The property includes two ground floor commercial spaces and four spacious 2 bedroom, 1 bath apartments. This property is an exceptional investment for long-term income and appreciation.
    Location Intelligence

    Current Use by Public Records

    Witches Brew Gallery ... Resort

    Suggested Use

    Real Estate Agency Dental Office Spa & Massage Center Hair Salon Restaurant Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.0669909
    Latitude
    29.9548268

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    FAQs

    What type of property is this?
    Mixed-use property - Renovated historic property with residential and commercial space.
    Where is this mixed-use property located?
    The property is located at 311 Exchange Place New Orleans, LA.
    What is the asking price?
    The asking price for this property is $2,375,000.
    What are key features of this property?
    This property features: Historic "Edgar Degas House" in the French Quarter, fully renovated.; Features a mix of residential (four 2‑bedroom apartments) and commercial (two ground floor spaces) units.; Prime location on a desirable pedestrian corridor with high foot traffic.
    (504) 298-8631
    We can help!
    Listing Contact
    Mason McCullough
    Mason McCullough
    Real Estate License ID: 995714063
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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