Mixed-Use Restaurant Bar with
For Sale
$800,000
8009 DOWNMAN Road, New Orleans, LA 70126
Includes an operational restaurant and bar, multiple 1-bedroom units with shared kitchen, plus retail spaces.
Property Size5,449 SF
Price / SF$146.82
Days on Market268
Property Features for 8009 DOWNMAN Road
General Information
Standard status
Active
Size
5,449 SF
Property subtype
General Commercial
Additional Details
Business Included
Yes
Multifamily Units
1
Amenities
c-1
Parking.
Off Street.
Irregular
52X103/105
Irregular.
Building Details
Year Built
1977
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 388-6437
Listed By:
Noah Thomas · License #995715515
(504) 388-6437
Source:
Xome
Added: Nov 17, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:52AM
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 offers a fully operational restaurant and bar alongside multiple residential 1-bedroom units that share a kitchen. In addition to the food and beverage space, the offering also includes multiple retail spaces, creating a combined income mix within the same building.
The property is located at 8009 Downman Road in New Orleans, Louisiana, within the address range shared in the listing remarks (8001 and 8009 Downman Road). The listing notes flexibility for buyers, including the possibility to sell the property together or individually, and the option for the business to be sold separately.
For due diligence, contact the listing agent for pricing and full details on the available sale configuration and any separate options described for this property.
The property is located at 8009 Downman Road in New Orleans, Louisiana, within the address range shared in the listing remarks (8001 and 8009 Downman Road). The listing notes flexibility for buyers, including the possibility to sell the property together or individually, and the option for the business to be sold separately.
For due diligence, contact the listing agent for pricing and full details on the available sale configuration and any separate options described for this property.
Key Highlights
- Mixed‑use commercial & residential property with an operational restaurant and bar
- Includes multiple residential 1‑bedroom units with a shared kitchen
- Also features multiple retail spaces
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
$42,913
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
5.36%
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%
$858,260
$858.3K
Cap Rate 7%
$613,043
$613.0K
Cap Rate 9%
$476,811
$476.8K
Market Conditions
NOI Build-Up for 5,449 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 $15.48/SF
− Vacancy
−$6.3K −$1.16/SF
EGI
$78.0K $14.32/SF
− OpEx
−$35.1K −$6.44/SF
NOI
$42.9K $7.88/SF
Area
ZIP 70126
Vacancy
7.50%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
45.00%
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%
$858,260
Cap Rate 7%
$613,043
Cap Rate 9%
$476,811
Alternative Uses
Best Use
Specialty Retail
$1.33M
$1.17M – $1.55M
NOI $93,239 @ 7.0% cap · market cap 11.65%
Second Best
Apartment 5plus
$613.0K
$536.4K – $715.2K
NOI $42,913 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,044 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
66
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Gemaire Distributors
Shops & Services
66 visits/mo
0.3 miles
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 Retail in New Orleans, LA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Fifty50 Bar & Restaurant — 6600 Morrison Rd, New Orleans, LA 70126
- Eat Well Bar & Grill — 8009 Downman Rd, New Orleans, LA 70126
- The Lighthouse Bar & Grill — 6001 France Rd, New Orleans, LA 70126
- Eat Well bar&Grill — 8009 Downman Rd, New Orleans, LA 70126
Frequently Asked Questions
What type of property is this?
Bar & Pub - Includes an operational restaurant and bar, multiple 1-bedroom units with shared kitchen, plus retail spaces.
Where is this bar & pub located?
The property is located at 8009 DOWNMAN Road New Orleans, LA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Mixed‑use commercial & residential property with an operational restaurant and bar; Includes multiple residential 1‑bedroom units with a shared kitchen; Also features multiple retail spaces
