New Construction Retail
For Sale
$1,800,000
4001 Tulane Ave, New Orleans, LA 70119
Two interconnected buildings support single-tenant occupancy or division into multiple suites.
Property Size4,760 SF
Price / SF$378.15
Days on Market427
Property Features for 4001 Tulane Ave
General Information
Standard status
Active
Size
4,760 SF
Property subtype
Retail
Zoning
MU-1
Building Details
Buildings
2
Listing Agency:
Southeast Commercial Real Estate
(504) 339-2136
Listed By:
Matt Eaton, CCIM · License #0000072493
(504) 339-2136
Source:
Lacdb.resimplifi
Added: Jul 1, 2025
Changed: Aug 30
Last Checked: Aug 31 at 12:52PM
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 Southeast Commercial Real Estate
Investment Insights
Based on property information with market context.
This newly constructed retail property comprises two connected commercial buildings with a combined 4,760 SF. Building A contains 2,810 SF of retail space, while Building B adds 1,950 SF, allowing the property to function as one larger occupancy or be arranged for multiple tenants. The modern layout provides flexibility for retail or office use within a single commercial center.
The property is located at the intersection of Tulane Avenue and South Pierce Street in New Orleans. MU-1 zoning is in place, and the configuration accommodates businesses seeking either a consolidated footprint or separately divided spaces.
The property is located at the intersection of Tulane Avenue and South Pierce Street in New Orleans. MU-1 zoning is in place, and the configuration accommodates businesses seeking either a consolidated footprint or separately divided spaces.
Key Highlights
- 4,760 SF across two interconnected commercial buildings
- Building A includes 2,810 SF of retail space
- Building B provides 1,950 SF
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
$75,234
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
4.18%
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%
$1,504,680
$1.5M
Cap Rate 7%
$1,074,771
$1.1M
Cap Rate 9%
$835,933
$835.9K
Market Conditions
NOI Build-Up for 4,760 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
$109.7K $23.04/SF
− Vacancy
−$2.2K −$0.46/SF
EGI
$107.5K $22.58/SF
− OpEx
−$32.2K −$6.77/SF
NOI
$75.2K $15.81/SF
Area
ZIP 70119
Vacancy
2.00%
Lease Rate
$23.04 /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%
$1,504,680
Cap Rate 7%
$1,074,771
Cap Rate 9%
$835,933
Alternative Uses
Best Use
Retail
$1.07M
$940.4K – $1.25M
NOI $75,234 @ 7.0% cap · market cap 4.18%
Second Best
Office B
$1.01M
$883.6K – $1.18M
NOI $70,686 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,188 @ 7.0% cap · market cap 4.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,953
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two interconnected buildings support single-tenant occupancy or division into multiple suites.
Where is this retail space located?
The property is located at 4001 Tulane Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 4,760 SF across two interconnected commercial buildings; Building A includes 2,810 SF of retail space; Building B provides 1,950 SF
