Mixed-Use Property with Retail
For Sale
$749,000
3921 Saint Claude Ave, New Orleans, LA 70117
Historic mixed-use building includes three downstairs commercial spaces and two apartments, plus an included adjoining vacant lot.
Property Size2,036 SF
Price / SF$367.88
Days on Market146
Property Features for 3921 Saint Claude Ave
General Information
Standard status
Active
Size
2,036 SF
Additional Details
Multifamily Units
2
Building Details
Year Renovated
2013
Listing Agency:
Compass Uptown (LATT07)
(504) 866-2785
Listed By:
Mark Vaughn
(504) 782-8634
Source:
Exprealty
Added: Apr 13
Changed: Aug 20
Last Checked: Sep 5 at 2:54PM
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.
Historic mixed-use property in the Bywater area featuring three large downstairs commercial spaces and two apartments. The building was renovated in 2013 and includes a covered, gated front patio with glass frontage and glass entry. The commercial areas feature original terrazzo floors beneath tenant locking rubber mats, along with two ADA-compliant bathrooms.
Downstairs tenant space is associated with a long-term shaolin and movement consortium. Residential units include a spacious upstairs apartment with a gated entrance, balcony overlooking St. Claude Avenue, two full bathrooms, ample walk-in closet space, a fully equipped kitchen, washer and dryer in unit, and a large rooftop deck. A motorized roll-down shutter and a patio door for natural light are noted.
An attached side-entry apartment provides an open living area and kitchen on the lower level, with a balcony overlooking the first floor and an upstairs bedroom and bath. The listing also includes the adjoining vacant lot at 3919 St Claude, offering multiple use possibilities, and the property is described as being in Flood Zone X, outside mandatory flood insurance.
Downstairs tenant space is associated with a long-term shaolin and movement consortium. Residential units include a spacious upstairs apartment with a gated entrance, balcony overlooking St. Claude Avenue, two full bathrooms, ample walk-in closet space, a fully equipped kitchen, washer and dryer in unit, and a large rooftop deck. A motorized roll-down shutter and a patio door for natural light are noted.
An attached side-entry apartment provides an open living area and kitchen on the lower level, with a balcony overlooking the first floor and an upstairs bedroom and bath. The listing also includes the adjoining vacant lot at 3919 St Claude, offering multiple use possibilities, and the property is described as being in Flood Zone X, outside mandatory flood insurance.
Key Highlights
- Historic mixed‑use building in the Bywater neighborhood with three downstairs commercial spaces and two apartments
- Renovated in 2013 and back on the market after sewer pipe replacement
- Downstairs includes two large rooms with original terrazzo floors and two ADA‑compliant bathrooms
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
$27,486
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
3.67%
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%
$549,720
$549.7K
Cap Rate 7%
$392,657
$392.7K
Cap Rate 9%
$305,400
$305.4K
Market Conditions
NOI Build-Up for 2,036 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
$48.9K $24.00/SF
− Vacancy
−$4.9K −$2.40/SF
EGI
$44.0K $21.60/SF
− OpEx
−$16.5K −$8.10/SF
NOI
$27.5K $13.50/SF
Area
New Orleans, LA
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$549,720
Cap Rate 7%
$392,657
Cap Rate 9%
$305,400
Alternative Uses
Best Use
Mixed Use
$392.7K
$343.6K – $458.1K
NOI $27,486 @ 7.0% cap · market cap 3.67%
Second Best
Multifamily LT 5
$368.3K
$322.3K – $429.7K
NOI $25,781 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$517.5K
$452.8K – $603.7K
NOI $36,224 @ 7.0% cap · market cap 4.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic mixed-use building includes three downstairs commercial spaces and two apartments, plus an included adjoining vacant lot.
Where is this mixed-use property located?
The property is located at 3921 Saint Claude Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Historic mixed‑use building in the Bywater neighborhood with three downstairs commercial spaces and two apartments; Renovated in 2013 and back on the market after sewer pipe replacement; Downstairs includes two large rooms with original terrazzo floors and two ADA‑compliant bathrooms
