Mixed-Use Property with Residential
For Sale
$1,600,000
400 Dauphine Street, New Orleans, LA 70112
Ground-floor bar and grill includes furniture, fixtures, and equipment.
Property Size4,660 SF
Price / SF$343.35
Days on Market81
Property Features for 400 Dauphine Street
General Information
Standard status
Active
Size
4,660 SF
Property subtype
Retail
Zoning
VCC-2
Space & Availability
Floor
Ground
Furnished
Yes
Additional Details
Business Included
Yes
Equipment Included
Yes
Amenities
wrap-around balcony
Building Details
Buildings
1
Stories
3
Listing Agency:
NAI Rampart Commercial Real Estate New Orleans
(504) 812-2388
Listed By:
Daniel Marse · License ##995688338
(504) 812-2388
Source:
Lacdb.resimplifi
Added: Jun 12
Changed: Aug 30
Last Checked: Aug 31 at 1:18PM
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 NAI Rampart Commercial Real Estate New Orleans
Investment Insights
Based on property information with market context.
This mixed-use property combines a ground-floor bar and grill with three residential apartments above. The commercial space is conveyed with its furniture, fixtures, and equipment, while the upper levels include two one-bedroom, one-bathroom apartments and one studio. One of the one-bedroom units has balcony access, and a wrap-around balcony contributes to the building’s French Quarter character.
Located at 400 Dauphine Street on the corner of Dauphine and Conti Streets, the property is less than one block from Bourbon Street. The surrounding area includes The Bombay Club, Broussard’s, and Arnaud’s. The property is within the VCC-2 Vieux Carré Commercial District, which encompasses retail and service establishments serving local residents and visitors while addressing the character of adjacent residential uses.
Located at 400 Dauphine Street on the corner of Dauphine and Conti Streets, the property is less than one block from Bourbon Street. The surrounding area includes The Bombay Club, Broussard’s, and Arnaud’s. The property is within the VCC-2 Vieux Carré Commercial District, which encompasses retail and service establishments serving local residents and visitors while addressing the character of adjacent residential uses.
Key Highlights
- Ground‑floor bar and grill conveys with furniture, fixtures, and equipment
- Three residential units: two one‑bedroom, one‑bathroom apartments and one studio
- One apartment includes balcony access; the building also has a wrap‑around balcony
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
$65,762
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
4.11%
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%
$1,315,240
$1.3M
Cap Rate 7%
$939,457
$939.5K
Cap Rate 9%
$730,689
$730.7K
Market Conditions
NOI Build-Up for 4,660 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
$89.5K $19.20/SF
− Vacancy
−$1.8K −$0.38/SF
EGI
$87.7K $18.82/SF
− OpEx
−$21.9K −$4.70/SF
NOI
$65.8K $14.11/SF
Area
New Orleans, LA
Vacancy
2.00%
Lease Rate
$19.20 /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%
$1,315,240
Cap Rate 7%
$939,457
Cap Rate 9%
$730,689
Alternative Uses
Best Use
Specialty Retail
$939.5K
$822.0K – $1.10M
NOI $65,762 @ 7.0% cap · market cap 4.11%
Second Best
Mixed Use
$898.7K
$786.4K – $1.05M
NOI $62,910 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,909 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
9,769
Businesses Nearby
Explore this area
Business Placement
Demographics for 70112, LA
4,988
Population
3,711
Households
1.3
Avg Household Size
35
Median Age
44%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
4,988
Density / Sq Mi
$23,052
Median Household Income
$36,029
Median Earnings
$1,063
Median Rent
$398,400
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 - Ground-floor bar and grill includes furniture, fixtures, and equipment.
Where is this mixed-use property located?
The property is located at 400 Dauphine Street New Orleans, LA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Ground‑floor bar and grill conveys with furniture, fixtures, and equipment; Three residential units: two one‑bedroom, one‑bathroom apartments and one studio; One apartment includes balcony access; the building also has a wrap‑around balcony
