Renovated Shotgun Office
3905 TOULOUSE Street New Orleans, LA 70119
3905 TOULOUSE Street, New Orleans, LA, 70119
$399,000
For Sale
$399,000
Gut-renovated shotgun double offers three private offices, open workstations, and a kitchen/break area with back porch and yard.
Property Size1,649 SF
Price / SF$241.96
Days on Market222
Property Features for 3905 TOULOUSE Street
General Information
- Standard status
- Active
- Size
- 1,649 SF
- Property subtype
- General Commercial
Building Details
- Year Built
- 1920
Listing agency
Compass Uptown (LATT07)
(504) 723-4011
Listed by
Liz Tardo · License #995701107
(504) 723-4011
Source
Xome
Added: Dec 11, 2025 Updated: Jul 20 at 8:38PM Checked: Jul 21 at 3:08AM
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 Compass Uptown (LATT07)
Investment Insights
Based on property information with market context.
This gut-renovated shotgun double has been converted into a flexible commercial office space. The layout includes three private offices and open workstations, along with a kitchen and break area. A large back porch and yard space add outdoor options for breaks or informal meetings.
The property is located in Mid-City and has ample street parking for clients and employees. It was last utilized as a real estate office.
With its combination of private and open areas plus interior support space and outdoor gathering space, the building is suited for office users who need a workable mix of collaboration and individual workspace.
The property is located in Mid-City and has ample street parking for clients and employees. It was last utilized as a real estate office.
With its combination of private and open areas plus interior support space and outdoor gathering space, the building is suited for office users who need a workable mix of collaboration and individual workspace.
Key Highlights
- 3‑room guest facility area noted in Interior Features
- Shotgun double converted to commercial space with three private offices and open workstations
- Kitchen and break area plus large back porch and yard space for breaks or outdoor meetings
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $39.6k | $24.00 |
| − Vacancy | −$6.9k | −$4.20 |
| EGI | $32.7k | $19.80 |
| − OpEx | −$8.2k | −$4.95 |
| NOI | $24.5k | $14.85 |
1,649 SF · lease $24.00/SF/yr · vacancy 17.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$349.8K
$306.1K – $408.1K
NOI $24,488 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$431.5K
$377.6K – $503.4K
NOI $30,204 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Nola Home Realty ...
Real Estate Agency
Johanna Gourley
Real Estate Agency
Liz Tardo
Real Estate Agency
JaVon Jones
Real Estate Agency
Caroline Stroebel REALTOR
Real Estate Agency
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FAQs
What type of property is this?
Office units - Gut-renovated shotgun double offers three private offices, open workstations, and a kitchen/break area with back porch and yard.
Where is this office units located?
The property is located at 3905 TOULOUSE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 3‑room guest facility area noted in Interior Features; Shotgun double converted to commercial space with three private offices and open workstations; Kitchen and break area plus large back porch and yard space for breaks or outdoor meetings
