Mixed-Use Building with
For Sale
$425,000
4705 IBERVILLE Street, New Orleans, LA 70119
COMMERCIAL - New Orleans, LA
Property Size2,309 SF
Price / SF$184.06
Days on Market102
Property Features for 4705 IBERVILLE Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HU-RD2
Lot features
Regular
Subdivision
MId-City
Standard status
Active
APN
206210302
Size
2,309 SF
Taxes and HOA fees
Tax Description
SQ 611 LOT 2 IBERVILLE 31X120 4705-07 IBERVILLE ST
Legal Description
SQ 611 LOT 2 IBERVILLE 31X120 4705-07 IBERVILLE ST
Utilities
Water source
Public
Building Details
Year built
1908
Floors in Building
1
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 210-2014
Added: May 14
Changed: Aug 4
Last Checked: Aug 23 at 7:06AM
MLS# 2558081
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.
The property is a versatile mixed-use building with a commercial unit and an adjacent residential unit. The commercial side (4705) features a clean exterior facade with large picture windows and a bright, open storefront layout with excellent ceiling height and new luxury vinyl plank flooring, supporting office, retail, or other neighborhood commercial uses. The adjacent residential unit (4707) is a 2-bedroom, 1-bath shotgun plan. The kitchen and living area are positioned at the front, the bathroom is in the middle, and the bedrooms and laundry are at the back. The home includes high ceilings, abundant natural light, an open living and dining layout, and refinished original hardwood floors.
Located in the heart of Mid-City, the building is one block off Canal Street. It offers quick access to I-10 and is positioned near dining and shopping, with the streetcar line along the Canal, Carrollton, and Bienville corridors.
This setup is well suited for an owner-operator or investor seeking flexibility, since the commercial storefront and residential unit can be used together or leased separately to multiple tenants. The commercial space’s storefront configuration and updates can help support neighborhood-facing businesses, while the residential layout provides a straightforward option for long-term rental housing.
Located in the heart of Mid-City, the building is one block off Canal Street. It offers quick access to I-10 and is positioned near dining and shopping, with the streetcar line along the Canal, Carrollton, and Bienville corridors.
This setup is well suited for an owner-operator or investor seeking flexibility, since the commercial storefront and residential unit can be used together or leased separately to multiple tenants. The commercial space’s storefront configuration and updates can help support neighborhood-facing businesses, while the residential layout provides a straightforward option for long-term rental housing.
Key Highlights
- Mixed‑use building offering a commercial unit and residential space.
- Prime Mid‑City location, just one block from Canal Street.
- Quick access to I‑10, dining, shopping, and streetcar lines.
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
$36,495
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
8.59%
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%
$729,900
$729.9K
Cap Rate 7%
$521,357
$521.4K
Cap Rate 9%
$405,500
$405.5K
Market Conditions
NOI Build-Up for 2,309 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
$53.2K $23.04/SF
− Vacancy
−$1.1K −$0.46/SF
EGI
$52.1K $22.58/SF
− OpEx
−$15.6K −$6.77/SF
NOI
$36.5K $15.81/SF
Area
ZIP 70119
Vacancy
2.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
30.00%
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%
$729,900
Cap Rate 7%
$521,357
Cap Rate 9%
$405,500
Alternative Uses
Best Use
Retail
$521.4K
$456.2K – $608.3K
NOI $36,495 @ 7.0% cap · market cap 8.59%
Second Best
Mixed Use
$435.4K
$381.0K – $508.0K
NOI $30,479 @ 7.0% cap · market cap 7.17%
Theoretical Best
Office A
$604.2K
$528.7K – $704.9K
NOI $42,293 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,551
Businesses Nearby
124k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 42%
Groceries 36%
Dining 11%
Office Supplies 9%
Winn-Dixie
Groceries
44,604 visits/mo
0.5 miles
Dollar Tree
Shops & Services
21,516 visits/mo
0.4 miles
Capital One Bank
Shops & Services
15,621 visits/mo
0.5 miles
Shell
Shops & Services
12,425 visits/mo
0.1 miles
Office Depot
Office Supplies
11,757 visits/mo
0.5 miles
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 Retail in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A storefront-ready commercial unit plus an adjacent 2-bedroom residential unit for flexible occupancy or separate leasing.
Where is this mixed-use property located?
The property is located at 4705 IBERVILLE Street New Orleans, LA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Mixed‑use building offering a commercial unit and residential space.; Prime Mid‑City location, just one block from Canal Street.; Quick access to I‑10, dining, shopping, and streetcar lines.
