Two-Story Office
For Sale
$475,000
4600 JEFFERSON Highway, Jefferson, LA 70121
COMMERCIAL - Jefferson, LA
Property Size2,455 SF
Lot Size0.17 Acres
Price / SF$193.48
Days on Market89
Property Features for 4600 JEFFERSON Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Parking features
Off Street
Lot features
Corner
Subdivision
Old Jefferson
Standard status
Active
APN
0700004626
Size
2,455 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
LOTS 1 & 2 SQ 4 JEFFERSON HGTS
Legal Description
LOTS 1 & 2 SQ 4 JEFFERSON HGTS
Utilities
Water source
Public
Amenities
full kitchen
conference room
security and fire system
landscaping and irrigation system
Building Details
Year built
1944
Floors in Building
2
Listing Agency:
Realty One Group Immobilia
(504) 405-3211
Listed By:
Kim Catalano · License #000050350
(504) 462-0734
Added: Jun 4
Changed: Aug 4
Last Checked: Aug 31 at 4:06PM
MLS# 2551636
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 two-story office building features a reception area, two private offices, a full kitchen, and two half baths on the first floor, along with a large work space or conference room. Upstairs, there are two additional private offices and a full bath, supported by significant storage throughout the building.
Recent updates include new flooring and paint (2019–2020), a newer roof installed in 2021, an ADA ramp installed in 2022, and security and fire system improvements in 2020 with interior and exterior cameras to remain. The main electrical panel was replaced and additional circuits were added in 2023, and the hot water heater was replaced in 2024. The property is on a 50 by 150 corner lot with ample off-street parking.
The building is located at 4600 Jefferson Highway in a C-1 zoned area, and is described as being in an X flood zone. An active termite contract is in place.
Recent updates include new flooring and paint (2019–2020), a newer roof installed in 2021, an ADA ramp installed in 2022, and security and fire system improvements in 2020 with interior and exterior cameras to remain. The main electrical panel was replaced and additional circuits were added in 2023, and the hot water heater was replaced in 2024. The property is on a 50 by 150 corner lot with ample off-street parking.
The building is located at 4600 Jefferson Highway in a C-1 zoned area, and is described as being in an X flood zone. An active termite contract is in place.
Key Highlights
- Commercial space at 4600 Jefferson Highway with reception area, multiple private offices, full kitchen, and 2 half baths plus upstairs offices and full bath
- Corner lot with 50 x 150 lot size and ample off‑street parking; parking featured as off street
- Renovations include 2019–2020 new flooring and paint, 2021 newer roof, 2022 ADA ramp, 2023 landscaping/irrigation and electrical panel/circuits, and 2024 hot water heater replacement
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
$36,187
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
7.62%
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%
$723,740
$723.7K
Cap Rate 7%
$516,957
$517.0K
Cap Rate 9%
$402,078
$402.1K
Market Conditions
NOI Build-Up for 2,455 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
$56.0K $22.80/SF
− Vacancy
−$7.7K −$3.15/SF
EGI
$48.2K $19.65/SF
− OpEx
−$12.1K −$4.91/SF
NOI
$36.2K $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%
$723,740
Cap Rate 7%
$516,957
Cap Rate 9%
$402,078
Alternative Uses
Best Use
Office B
$517.0K
$452.3K – $603.1K
NOI $36,187 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$624.0K
$546.0K – $728.0K
NOI $43,679 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
903
Businesses Nearby
Explore this area
Business Placement
Demographics for 70121, LA
11,523
Population
6,415
Households
1.8
Avg Household Size
46
Median Age
36%
College-Educated
88%
High-School Grad
3.3 sq mi
ZIP Area
3,492
Density / Sq Mi
$59,029
Median Household Income
$40,151
Median Earnings
$1,113
Median Rent
$237,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Renovated two-story office building with reception, private offices, kitchen, multiple restrooms, and ample off-street parking.
Where is this office building located?
The property is located at 4600 JEFFERSON Highway Jefferson, LA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Commercial space at 4600 Jefferson Highway with reception area, multiple private offices, full kitchen, and 2 half baths plus upstairs offices and full bath; Corner lot with 50 x 150 lot size and ample off‑street parking; parking featured as off street; Renovations include 2019–2020 new flooring and paint, 2021 newer roof, 2022 ADA ramp, 2023 landscaping/irrigation and electrical panel/circuits, and 2024 hot water heater replacement
