Two-Story Mixed-Use
For Sale
Contact for pricing
3316 Saint Claude Avenue, New Orleans, LA 70117
Ground-floor space awaits completion, while upper-level residences require renovation.
Property Size3,996 SF
Price / SF$140.14
Days on Market84
Property Features for 3316 Saint Claude Avenue
General Information
Standard status
Active
Size
3,996 SF
Property subtype
Retail, Mixed Use
Zoning
HMC-2 - Historic Marigny/Tremé/Bywater Commercial District
Property Condition
Severity
Major Repairs Needed
Evidence
ready for renovation
Building Details
Buildings
1
Stories
2
Listing Agency:
Elifin Realty - New Orleans, LA
Listed By:
Frank Lopiccolo · License #995717703
Source:
Crexi
Added: Jun 10
Changed: Aug 30
Last Checked: Aug 30 at 4:11PM
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 Elifin Realty - New Orleans, LA
Investment Insights
Based on property information with market context.
This two-story mixed-use building contains approximately 3,996 square feet. The ground floor is prepared for finish-out, and the second floor includes residential units that require renovation. The property offers a combination of commercial and residential space within the existing structure.
Located at 3316 Saint Claude Avenue in New Orleans, the property is positioned within the St. Claude, Marigny, and Bywater area. Bywater Bakery, Hotel Peter and Paul, and St. Roch Market are identified among the surrounding amenities, while the French Quarter is approximately 11 minutes away. The property is zoned HMC-2, the Historic Marigny/Tremé/Bywater Commercial District.
Located at 3316 Saint Claude Avenue in New Orleans, the property is positioned within the St. Claude, Marigny, and Bywater area. Bywater Bakery, Hotel Peter and Paul, and St. Roch Market are identified among the surrounding amenities, while the French Quarter is approximately 11 minutes away. The property is zoned HMC-2, the Historic Marigny/Tremé/Bywater Commercial District.
Key Highlights
- Approximately 3,996 SF two‑story mixed‑use building
- Ground floor ready for finish‑out
- Second‑floor residential units require renovation
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
$49,343
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
8.81%
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%
$986,860
$986.9K
Cap Rate 7%
$704,900
$704.9K
Cap Rate 9%
$548,256
$548.3K
Market Conditions
NOI Build-Up for 3,996 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
$71.9K $18.00/SF
− Vacancy
−$1.4K −$0.36/SF
EGI
$70.5K $17.64/SF
− OpEx
−$21.1K −$5.29/SF
NOI
$49.3K $12.35/SF
Area
New Orleans, LA
Vacancy
2.00%
Lease Rate
$18.00 /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%
$986,860
Cap Rate 7%
$704,900
Cap Rate 9%
$548,256
Alternative Uses
Best Use
Mixed Use
$770.7K
$674.3K – $899.1K
NOI $53,946 @ 7.0% cap · market cap 9.63%
Second Best
Retail
$704.9K
$616.8K – $822.4K
NOI $49,343 @ 7.0% cap · market cap 8.81%
Theoretical Best
Office A
$1.02M
$888.7K – $1.18M
NOI $71,096 @ 7.0% cap · market cap 12.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,368
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Ace Cash Express
Shops & Services
2,225 visits/mo
0.5 miles
U-Haul
Shops & Services
1,903 visits/mo
0.4 miles
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 Retail 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 space awaits completion, while upper-level residences require renovation.
Where is this mixed-use property located?
The property is located at 3316 Saint Claude Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Approximately 3,996 SF two‑story mixed‑use building; Ground floor ready for finish‑out; Second‑floor residential units require renovation
