Mixed-Use Property with Office
For Sale
$1,400,000
8001 Downman Rd, New Orleans, LA 70126
Combines office, retail, and multifamily space with off-street parking and owner-paid utilities in some areas.
Property Size3,850 SF
Price / SF$363.64
Days on Market26
Property Features for 8001 Downman Rd
General Information
Standard status
Active
Size
3,850 SF
Building Details
Year Built
1977
Tenancy
Multi
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 388-6437
Listed By:
Noah Thomas · License #995715515
Source:
Dominionplace
Added: Aug 6
Changed: Aug 29
Last Checked: Aug 30 at 8:14PM
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 KELLER WILLIAMS REALTY 455-0100
Investment Insights
Based on property information with market context.
This mixed-use property at 8001 Downman Rd in New Orleans combines office space, retail space, and multifamily units within one asset. The property was built in 1977 and includes off-street parking. Some utilities are paid by the owner, providing an additional operating feature for occupants.
Commercial spaces are offered under Modified Gross lease terms, while the multifamily units are structured around 12-month leases. Both the commercial and residential portions are actively leasing, creating flexibility for an owner-user, investor, or tenant seeking office, retail, and residential components in the same property. The building contains 3,850 square feet.
Commercial spaces are offered under Modified Gross lease terms, while the multifamily units are structured around 12-month leases. Both the commercial and residential portions are actively leasing, creating flexibility for an owner-user, investor, or tenant seeking office, retail, and residential components in the same property. The building contains 3,850 square feet.
Key Highlights
- Office, retail, and multifamily uses within one property
- 3,850 square feet built in 1977
- Off‑street parking included
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
$60,851
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
4.35%
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%
$1,217,020
$1.2M
Cap Rate 7%
$869,300
$869.3K
Cap Rate 9%
$676,122
$676.1K
Market Conditions
NOI Build-Up for 3,850 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
$88.7K $23.04/SF
− Vacancy
−$1.8K −$0.46/SF
EGI
$86.9K $22.58/SF
− OpEx
−$26.1K −$6.77/SF
NOI
$60.9K $15.81/SF
Area
ZIP 70126
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%
$1,217,020
Cap Rate 7%
$869,300
Cap Rate 9%
$676,122
Alternative Uses
Best Use
Retail
$869.3K
$760.6K – $1.01M
NOI $60,851 @ 7.0% cap · market cap 4.35%
Second Best
Office B
$763.1K
$667.7K – $890.3K
NOI $53,416 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$1.01M
$883.6K – $1.18M
NOI $70,686 @ 7.0% cap · market cap 5.05%
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
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 70126, LA
30,397
Population
12,686
Households
2.4
Avg Household Size
33
Median Age
24%
College-Educated
87%
High-School Grad
12.1 sq mi
ZIP Area
2,512
Density / Sq Mi
$38,229
Median Household Income
$29,510
Median Earnings
$1,118
Median Rent
$187,300
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?
Mixed-use property - Combines office, retail, and multifamily space with off-street parking and owner-paid utilities in some areas.
Where is this mixed-use property located?
The property is located at 8001 Downman Rd New Orleans, LA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Office, retail, and multifamily uses within one property; 3,850 square feet built in 1977; Off‑street parking included
