Mixed-Use Café and Apartment
For Sale
$695,000
4223 ST CLAUDE Avenue, New Orleans, LA 70117
Commercial, New Orleans, LA
Property Size2,828 SF
Price / SF$245.76
Days on Market328
Property Features for 4223 ST CLAUDE Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HMC-2
Lot features
Regular
Subdivision
Bywater
Standard status
Active
APN
SQ 413 LOT 1 OR 7
Size
2,828 SF
Taxes and HOA fees
Tax Description
SQ 413 LOT 1 OR 7 ST CLAUDE 27X120 GEN BUS.1380 SF FT 4. RES 1380 SQ FT 5. 2/STORY FR STORE
Legal Description
SQ 413 LOT 1 OR 7 ST CLAUDE 27X120 GEN BUS.1380 SF FT 4. RES 1380 SQ FT 5. 2/STORY FR STORE
Utilities
Water source
Public
Building Details
Year built
1926
Floors in Building
2
Listing Agency:
Witry Collective, L.L.C.
(504) 291-2022
Listed By:
Katie Witry · License #995710150
(504) 919-8585
Added: Oct 13, 2025
Changed: Sep 5
Last Checked: Sep 5 at 3:06PM
MLS# 2526354
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property pairs a ground-floor café with a three-bedroom apartment upstairs. The café includes storefront glazing, large windows, 11-foot ceilings, built-in counter service, seating areas, two half baths, a pantry, and storage. Commercial kitchen equipment includes a natural gas 60-inch range with six burners, a 24-inch griddle, and two ovens. The upper level features original wood floors, an open kitchen, three independent bedrooms, one large bathroom, two covered porches, and 9-foot ceilings. Two central systems serve the property, which also has 78 square feet of exterior storage and outdoor plumbing.
Located on St. Claude Avenue in New Orleans, the property is within the St. Claude Main Street Program and the Historic Marigny/Treme/Bywater Commercial District. HMC-2 zoning allows numerous permitted uses. The property is in Flood Zone X, has public water service, and qualifies for state and federal historic tax credits.
Located on St. Claude Avenue in New Orleans, the property is within the St. Claude Main Street Program and the Historic Marigny/Treme/Bywater Commercial District. HMC-2 zoning allows numerous permitted uses. The property is in Flood Zone X, has public water service, and qualifies for state and federal historic tax credits.
Key Highlights
- Ground‑floor café with built‑in counter service, seating areas, pantry, storage, and two half baths
- Three‑bedroom upstairs apartment with two covered porches and an open kitchen
- Commercial kitchen includes a natural gas 60‑inch range, 6 burners, 24‑inch griddle, and 2 ovens
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
$41,685
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
6.00%
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%
$833,700
$833.7K
Cap Rate 7%
$595,500
$595.5K
Cap Rate 9%
$463,167
$463.2K
Market Conditions
NOI Build-Up for 2,828 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
$64.5K $22.80/SF
− Vacancy
−$8.9K −$3.15/SF
EGI
$55.6K $19.65/SF
− OpEx
−$13.9K −$4.91/SF
NOI
$41.7K $14.74/SF
Area
New Orleans, LA
Vacancy
13.80%
Lease Rate
$22.80 /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%
$833,700
Cap Rate 7%
$595,500
Cap Rate 9%
$463,167
Alternative Uses
Best Use
Office B
$595.5K
$521.1K – $694.8K
NOI $41,685 @ 7.0% cap · market cap 6.00%
Second Best
Specialty Retail
$570.1K
$498.9K – $665.2K
NOI $39,909 @ 7.0% cap · market cap 5.74%
Theoretical Best
Office A
$718.8K
$628.9K – $838.6K
NOI $50,315 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
11 ft
Clear height
1
Residential units
Location Intelligence
Trade Area within ½ mile
819
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 Office in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Owner-occupant configuration combines a renovated café with a three-bedroom apartment and covered porches above.
Where is this mixed-use property located?
The property is located at 4223 ST CLAUDE Avenue New Orleans, LA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Ground‑floor café with built‑in counter service, seating areas, pantry, storage, and two half baths; Three‑bedroom upstairs apartment with two covered porches and an open kitchen; Commercial kitchen includes a natural gas 60‑inch range, 6 burners, 24‑inch griddle, and 2 ovens
