Mixed-Use Building With
For Sale
$1,140,000
541 Dumaine St, New Orleans, LA 70116
Storefront, apartment, and office components create a varied mixed-use configuration in New Orleans’ French Quarter.
Property Size6,700 SF
Price / SF$170.15
Days on Market307
Property Features for 541 Dumaine St
General Information
Standard status
Active
Size
6,700 SF
Property subtype
Retail
Zoning
VCR-2
Additional Details
Gross Income
$120,000
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
The McEnery Company Inc
(504) 274-2701
Listed By:
Troy Hagstette
(504) 274-2701
Source:
Lacdb.resimplifi
Added: Oct 29, 2025
Changed: Aug 29
Last Checked: Aug 29 at 10:49PM
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 The McEnery Company Inc
Investment Insights
Based on property information with market context.
The property is a mixed-use building with approximately 6,700 sq ft of gross building area. Its front structure includes two storefront suites measuring approximately 675 sq ft and 875 sq ft. The upper levels contain two separate two-story units of 1,873 sq ft and 1,502 sq ft. A rear structure adds a 468 sq ft first-floor apartment or office unit and a 937 sq ft two-story apartment.
Located at 541 Dumaine St near the intersection of Chartres and Dumaine Streets in New Orleans’ French Quarter, the property is zoned VCR-2. The improvements are currently leased to three individual tenants, providing a combination of retail, apartment, and office space within one property.
Located at 541 Dumaine St near the intersection of Chartres and Dumaine Streets in New Orleans’ French Quarter, the property is zoned VCR-2. The improvements are currently leased to three individual tenants, providing a combination of retail, apartment, and office space within one property.
Key Highlights
- Approximately 6,700 sq ft of gross building area
- Two front storefronts measuring approximately 675 sq ft and 875 sq ft
- Two upper‑level, two‑story units measuring 1,873 sq ft and 1,502 sq ft
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
$90,450
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
7.93%
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%
$1,809,000
$1.8M
Cap Rate 7%
$1,292,143
$1.3M
Cap Rate 9%
$1,005,000
$1.0M
Market Conditions
NOI Build-Up for 6,700 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
$160.8K $24.00/SF
− Vacancy
−$16.1K −$2.40/SF
EGI
$144.7K $21.60/SF
− OpEx
−$54.3K −$8.10/SF
NOI
$90.5K $13.50/SF
Area
New Orleans, LA
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,809,000
Cap Rate 7%
$1,292,143
Cap Rate 9%
$1,005,000
Alternative Uses
Best Use
Mixed Use
$1.29M
$1.13M – $1.51M
NOI $90,450 @ 7.0% cap · market cap 7.93%
Second Best
Retail
$1.18M
$1.03M – $1.38M
NOI $82,732 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,204 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,186
Businesses Nearby
95k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 42%
Dining 28%
Hotels & Casinos 15%
Home Improvements & Furnishings 12%
Rouses Market
Groceries
35,073 visits/mo
0.2 miles
Dick's Last Resort
Dining
16,371 visits/mo
0.4 miles
Mary's Ace Hardware
Home Improvements & Furnishings
11,405 visits/mo
0.4 miles
Hampton Inn New Orleans French Quarter Market Area
Hotels & Casinos
9,002 visits/mo
0.4 miles
CC's Coffee House
Dining
8,554 visits/mo
0.2 miles
Demographics for 70116, LA
10,676
Population
9,620
Households
1.1
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
8,212
Density / Sq Mi
$45,580
Median Household Income
$34,849
Median Earnings
$1,190
Median Rent
$385,100
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 - Storefront, apartment, and office components create a varied mixed-use configuration in New Orleans’ French Quarter.
Where is this mixed-use property located?
The property is located at 541 Dumaine St New Orleans, LA.
What is the asking price?
The asking price for this property is $1,140,000.
What are key features of this property?
This property features: Approximately 6,700 sq ft of gross building area; Two front storefronts measuring approximately 675 sq ft and 875 sq ft; Two upper‑level, two‑story units measuring 1,873 sq ft and 1,502 sq ft
