Mixed-Use Property with
For Sale
$1,200,000
410 Dauphine St, New Orleans, LA 70112
Combines five residential apartments with ground-floor commercial space and gated courtyard improvements in New Orleans’ French Quarter.
Property Size4,337 SF
Price / SF$276.69
Days on Market228
Property Features for 410 Dauphine St
General Information
Standard status
Active
Size
4,337 SF
Property subtype
Multifamily
Zoning
VCC-2
Listing Agency:
Bridgewater Realty Advisors
(504) 535-5680
Listed By:
Cameron Griffin · License #LA9705
(504) 535-5680
Source:
Lacdb.resimplifi
Added: Jan 15
Changed: Aug 29
Last Checked: Aug 31 at 12:49PM
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 Bridgewater Realty Advisors
Investment Insights
Based on property information with market context.
This mixed-use property includes five residential apartments and approximately 792 square feet of ground-floor commercial space. The residential layout consists of three one-bedroom, one-bath units and two two-bedroom, one-bath units. The commercial area is currently vacant and available for lease.
Property features include a gated entry, a landscaped courtyard with fountain, and a private side entrance. A wrought-iron wraparound balcony overlooks Dauphine Street, while the rear carriage house includes an additional balcony with courtyard views. Built in 1963, the property is located at 410 Dauphine Street in New Orleans’ French Quarter, one block from Bourbon Street and across from the Dauphine Orleans Hotel. Armstrong Park and Jackson Square are within walking distance, along with the district’s dining, entertainment, and cultural destinations.
Property features include a gated entry, a landscaped courtyard with fountain, and a private side entrance. A wrought-iron wraparound balcony overlooks Dauphine Street, while the rear carriage house includes an additional balcony with courtyard views. Built in 1963, the property is located at 410 Dauphine Street in New Orleans’ French Quarter, one block from Bourbon Street and across from the Dauphine Orleans Hotel. Armstrong Park and Jackson Square are within walking distance, along with the district’s dining, entertainment, and cultural destinations.
Key Highlights
- Five residential units: three 1‑bedroom/1‑bath and two 2‑bedroom/1‑bath apartments
- Approximately 792 SF of ground‑floor commercial space, currently vacant and available for lease
- Gated property with landscaped courtyard and fountain
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
$58,550
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
4.88%
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%
$1,171,000
$1.2M
Cap Rate 7%
$836,429
$836.4K
Cap Rate 9%
$650,556
$650.6K
Market Conditions
NOI Build-Up for 4,337 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
$104.1K $24.00/SF
− Vacancy
−$10.4K −$2.40/SF
EGI
$93.7K $21.60/SF
− OpEx
−$35.1K −$8.10/SF
NOI
$58.5K $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%
$1,171,000
Cap Rate 7%
$836,429
Cap Rate 9%
$650,556
Alternative Uses
Best Use
Mixed Use
$836.4K
$731.9K – $975.8K
NOI $58,550 @ 7.0% cap · market cap 4.88%
Second Best
Retail
$765.0K
$669.4K – $892.6K
NOI $53,553 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$1.10M
$964.5K – $1.29M
NOI $77,163 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Combines five residential apartments with ground-floor commercial space and gated courtyard improvements in New Orleans’ French Quarter.
Where is this mixed-use property located?
The property is located at 410 Dauphine St New Orleans, LA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Five residential units: three 1‑bedroom/1‑bath and two 2‑bedroom/1‑bath apartments; Approximately 792 SF of ground‑floor commercial space, currently vacant and available for lease; Gated property with landscaped courtyard and fountain
