Mixed-Use Building with
For Sale
$425,000
4705 IBERVILLE Street, New Orleans, LA 70119
MULTI_FAMILY - New Orleans, LA
Property Size2,309 SF
Price / SF$184.06
Days on Market91
Property Features for 4705 IBERVILLE Street
General Information
Property type
Residential Multi Family
Property subtype
Other
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
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1908
Floors in Building
1
Number of units
2
Roof type
Shingle, Metal
Listing Agency:
Crane Realtors
(504) 210-2014
Listed By:
Aaron Dare · License #995681183
(504) 899-8666
Added: May 14
Changed: Aug 8
Last Checked: Aug 12 at 10:06PM
MLS# 2558084
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.
Built in 1908, this 2,309-square-foot mixed-use property combines a commercial storefront with an adjoining residential unit. The commercial portion at 4705 features broad picture windows, an open interior, tall ceilings, and new luxury vinyl plank flooring. The adjacent 4707 residence provides two bedrooms and one bathroom in a shotgun-style layout, with the kitchen and living spaces toward the front, a centrally positioned bathroom, and laundry near the rear. High ceilings, abundant natural light, an open living and dining arrangement, and refinished original hardwood floors add character to the residential side.
The property is located one block from Canal Street, with access to I-10 and the Canal, Carrollton, and Bienville streetcar corridors. Dining and shopping are also nearby. Central heating and cooling serve the building, with public water and shingle and metal roofing. The commercial and residential portions may be used together or leased separately, subject to applicable requirements.
The property is located one block from Canal Street, with access to I-10 and the Canal, Carrollton, and Bienville streetcar corridors. Dining and shopping are also nearby. Central heating and cooling serve the building, with public water and shingle and metal roofing. The commercial and residential portions may be used together or leased separately, subject to applicable requirements.
Key Highlights
- 2,309 SF mixed‑use building constructed in 1908
- Commercial storefront at 4705 with picture windows and open layout
- Adjacent 2‑bedroom, 1‑bathroom residential unit at 4707
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
1
Residential units
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 - Commercial storefront space and a two-bedroom residence occupy the same building, supporting flexible owner-user or leasing arrangements.
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: 2,309 SF mixed‑use building constructed in 1908; Commercial storefront at 4705 with picture windows and open layout; Adjacent 2‑bedroom, 1‑bathroom residential unit at 4707
