Flex Space with Dock
For Sale
$3,250,000
4401 Euphrosine Street, New Orleans, LA 70125
Mixed office, showroom, and warehouse improvements support varied commercial operations with dedicated loading access.
Property Size27,917 SF
Lot Size0.89 Acres
Price / SF$123.95
Days on Market938
Property Features for 4401 Euphrosine Street
General Information
Standard status
Active
Size
27,917 SF
Lot size
0.89 Acres
Property subtype
COMMERCIAL FOR SALE/LEASE / Commercial
Zoning
BIP
Warehouse & Industrial
Clear Height
20 ft
Office Build-Out
5,000 SF
Dock-High Doors
4
Additional Details
Highway Access
Yes
Amenities
updated kitchen
conference room
restrooms
show room
customer services/sales floor
1
Building Details
Year Built
1900
Building Size
27,917 SF
Listing Agency:
Stirling Properties
(804) 513-9309
Listed By:
Thomas Bryan · License #995691083
(804) 513-9309
Source:
Compass
Added: Feb 5, 2024
Changed: Aug 30
Last Checked: Aug 30 at 11:18PM
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 Stirling Properties
Investment Insights
Based on property information with market context.
The flex property at 4401 Euphrosine Street combines approximately 5,000 square feet of office and showroom space with warehouse improvements. Interior features include five private offices, a conference room, updated kitchen, three restrooms, a showroom, and a customer service and sales area. The warehouse provides four dock-high doors, including two served by a covered landing, with clear heights of approximately 16 feet at the eaves and 20 feet at the center. Two auxiliary office or shop areas add functional separation within the building.
The 0.89-acre site is zoned BIP, with paved and graveled curtilage configured for truck circulation. Access to Earhart Expressway places Downtown and the French Quarter a few minutes away, while I-10 connects the property with the broader New Orleans area and region. The building was constructed in 1900, and the roof is described as being in excellent condition.
The 0.89-acre site is zoned BIP, with paved and graveled curtilage configured for truck circulation. Access to Earhart Expressway places Downtown and the French Quarter a few minutes away, while I-10 connects the property with the broader New Orleans area and region. The building was constructed in 1900, and the roof is described as being in excellent condition.
Key Highlights
- Approximately 5,000 square feet of office and showroom area
- Warehouse includes 4 dock‑high doors; 2 are reached from a covered landing
- Clear heights measure approximately 16 feet at the eaves and 20 feet at center
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
$248,589
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
7.65%
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%
$4,971,780
$5.0M
Cap Rate 7%
$3,551,271
$3.6M
Cap Rate 9%
$2,762,100
$2.8M
Market Conditions
NOI Build-Up for 26,220 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
$409.0K $15.60/SF
− Vacancy
−$26.6K −$1.01/SF
EGI
$382.4K $14.59/SF
− OpEx
−$133.9K −$5.11/SF
NOI
$248.6K $9.48/SF
Area
New Orleans, LA
Vacancy
6.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
35.00%
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%
$4,971,780
Cap Rate 7%
$3,551,271
Cap Rate 9%
$2,762,100
Alternative Uses
Best Use
Office B
$5.52M
$4.83M – $6.44M
NOI $386,488 @ 7.0% cap · market cap 11.89%
Second Best
Retail
$4.63M
$4.05M – $5.40M
NOI $323,765 @ 7.0% cap · market cap 9.96%
Theoretical Best
Office A
$6.66M
$5.83M – $7.77M
NOI $466,498 @ 7.0% cap · market cap 14.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
4
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,466
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70125, LA
17,457
Population
7,972
Households
2.2
Avg Household Size
33
Median Age
46%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
7,590
Density / Sq Mi
$58,956
Median Household Income
$39,623
Median Earnings
$1,292
Median Rent
$428,600
Median Home Value
Market
Vacancy Rate% for Office in New Orleans, LA
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Frequently Asked Questions
What type of property is this?
Flex space - Mixed office, showroom, and warehouse improvements support varied commercial operations with dedicated loading access.
Where is this flex space located?
The property is located at 4401 Euphrosine Street New Orleans, LA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Approximately 5,000 square feet of office and showroom area; Warehouse includes 4 dock‑high doors; 2 are reached from a covered landing; Clear heights measure approximately 16 feet at the eaves and 20 feet at center
