Renovated Office
New
For Sale
$839,000
4619 S Carrollton Ave, New Orleans, LA 70119
Flexible commercial workspace with off-street parking and separate utility metering.
Property Size3,516 SF
Price / SF$238.62
Days on Market7
Property Features for 4619 S Carrollton Ave
General Information
Standard status
Active
Size
3,516 SF
Property subtype
Office
Zoning
HU-MU
Amenities
separately metered
Building Details
Buildings
1
Listing Agency:
Don Randon Real Estate Inc
Listed By:
Don Randon
(504) 581-1111
Source:
Lacdb.resimplifi
Added: Aug 27
Changed: Sep 1
Last Checked: Sep 2 at 1:11PM
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 Don Randon Real Estate Inc
Investment Insights
Based on property information with market context.
This 3,516-square-foot office building at 4619 S Carrollton Ave in New Orleans has undergone renovation and is configured for immediate occupancy. The layout can be separated into two units, providing flexibility for distinct occupants or operational needs. Separate utility metering supports independent unit administration.
Off-street parking is included, adding practical convenience for employees and visitors. The property is zoned HU-MU and carries an office-building classification, with a configuration suited to users seeking a renovated commercial setting in New Orleans.
Off-street parking is included, adding practical convenience for employees and visitors. The property is zoned HU-MU and carries an office-building classification, with a configuration suited to users seeking a renovated commercial setting in New Orleans.
Key Highlights
- 3,516‑square‑foot renovated office building
- Can be divided into 2 units
- Off‑street parking
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
$52,213
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
6.22%
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%
$1,044,260
$1.0M
Cap Rate 7%
$745,900
$745.9K
Cap Rate 9%
$580,144
$580.1K
Market Conditions
NOI Build-Up for 3,516 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
$84.4K $24.00/SF
− Vacancy
−$14.8K −$4.20/SF
EGI
$69.6K $19.80/SF
− OpEx
−$17.4K −$4.95/SF
NOI
$52.2K $14.85/SF
Area
ZIP 70119
Vacancy
17.50%
Lease Rate
$24.00 /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%
$1,044,260
Cap Rate 7%
$745,900
Cap Rate 9%
$580,144
Alternative Uses
Best Use
Office B
$745.9K
$652.7K – $870.2K
NOI $52,213 @ 7.0% cap · market cap 6.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$920.0K
$805.0K – $1.07M
NOI $64,402 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,009
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?
Office building - Flexible commercial workspace with off-street parking and separate utility metering.
Where is this office building located?
The property is located at 4619 S Carrollton Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: 3,516‑square‑foot renovated office building; Can be divided into 2 units; Off‑street parking
