Two-Story Restaurant with Event
For Sale
$895,000
3336 BIENVILLE Street, New Orleans, LA 70119
Commercial, New Orleans, LA
Property Size3,136 SF
Price / SF$285.40
Days on Market96
Property Features for 3336 BIENVILLE Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HU-MU
Lot features
Regular
Standard status
Active
APN
206206102
Size
3,136 SF
Utilities
Water source
Public
Building Details
Year built
2021
Floors in Building
2
Listing Agency:
Forte Realty, LLC
(504) 276-2668
Listed By:
Blaine Tatje · License #995712484
(504) 293-2460
Added: Jun 23
Changed: Sep 6
Last Checked: Sep 26 at 6:06AM
MLS# 2563818
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Constructed in 2021, this 3,136-square-foot, two-story restaurant property at 3336 Bienville Street includes multiple dining and entertaining areas, two full-service bars, and a commercial kitchen. Floor-to-ceiling windows, custom interior finishes, and dramatic lighting define the guest-facing spaces. The upper level adds dining or event capacity, with expansive windows facing the surrounding oak-lined streetscape.
The property is located in New Orleans, LA 70119, and is zoned HU-MU. Public water serves the building. Its existing restaurant-oriented improvements and event-capable layout support the current configuration while accommodating hospitality, lounge, private-event, or other commercial uses identified for the property.
The property is located in New Orleans, LA 70119, and is zoned HU-MU. Public water serves the building. Its existing restaurant-oriented improvements and event-capable layout support the current configuration while accommodating hospitality, lounge, private-event, or other commercial uses identified for the property.
Key Highlights
- 3,136 SF two‑story restaurant property built in 2021
- Two full‑service bars and a commercial kitchen
- Multiple dining and entertaining areas across both floors
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
$53,106
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
5.93%
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%
$1,062,120
$1.1M
Cap Rate 7%
$758,657
$758.7K
Cap Rate 9%
$590,067
$590.1K
Market Conditions
NOI Build-Up for 3,136 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
$72.3K $23.04/SF
− Vacancy
−$1.4K −$0.46/SF
EGI
$70.8K $22.58/SF
− OpEx
−$17.7K −$5.64/SF
NOI
$53.1K $16.93/SF
Area
ZIP 70119
Vacancy
2.00%
Lease Rate
$23.04 /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%
$1,062,120
Cap Rate 7%
$758,657
Cap Rate 9%
$590,067
Alternative Uses
Best Use
Specialty Retail
$758.7K
$663.8K – $885.1K
NOI $53,106 @ 7.0% cap · market cap 5.93%
Second Best
Industrial
$295.2K
$258.3K – $344.4K
NOI $20,662 @ 7.0% cap · market cap 2.31%
Theoretical Best
Office A
$820.6K
$718.0K – $957.4K
NOI $57,441 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,502
Businesses Nearby
186k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Groceries 29%
Apparel 16%
Shops & Services 14%
Rouses Market
Groceries
53,082 visits/mo
0.4 miles
Marshalls
Apparel
28,965 visits/mo
0.5 miles
McDonald's
Dining
26,866 visits/mo
0.4 miles
Burger King
Dining
10,737 visits/mo
0.4 miles
Petco
Shops & Services
9,735 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Conventional restaurant - Two-level venue with a commercial kitchen, two bars, and flexible dining and event areas.
Where is this conventional restaurant located?
The property is located at 3336 BIENVILLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 3,136 SF two‑story restaurant property built in 2021; Two full‑service bars and a commercial kitchen; Multiple dining and entertaining areas across both floors
