Office Building with Established
For Sale
$495,000
813 S Carrollton Ave, New Orleans, LA 70118
Established office property with HU-RD2 zoning and an existing law-office use.
Property Size1,380 SF
Lot Size0.10 Acres
Price / SF$358.70
Days on Market270
Property Features for 813 S Carrollton Ave
General Information
Standard status
Active
Size
1,380 SF
Lot size
0.10 Acres
Property subtype
Office
Zoning
HU-RD2
Building Details
Tenancy
Single
Listing Agency:
The McEnery Company Inc
(504) 236-9542
Listed By:
S. McEnery · License #0099563766
(504) 236-9542
Source:
Lacdb.resimplifi
Added: Dec 3, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:18PM
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.
This office property contains ±1,380 square feet and has operated as a law office since the 1980s. The building sits on an approximately 4,320 SF site and carries HU-RD2 zoning.
Located at 813 S Carrollton Ave in New Orleans, the property is positioned in the Uptown area. Its parcel is one of five adjacent properties comprising a larger portfolio with a combined site area of approximately 13,200 SF. The offering can be acquired individually or together with the broader portfolio.
Located at 813 S Carrollton Ave in New Orleans, the property is positioned in the Uptown area. Its parcel is one of five adjacent properties comprising a larger portfolio with a combined site area of approximately 13,200 SF. The offering can be acquired individually or together with the broader portfolio.
Key Highlights
- ±1,380 square feet of office space
- Law‑office use dating to the 1980s
- Approximately 4,320 SF site tied to the building
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
$20,341
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
4.11%
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%
$406,820
$406.8K
Cap Rate 7%
$290,586
$290.6K
Cap Rate 9%
$226,011
$226.0K
Market Conditions
NOI Build-Up for 1,380 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
$31.5K $22.80/SF
− Vacancy
−$4.3K −$3.15/SF
EGI
$27.1K $19.65/SF
− OpEx
−$6.8K −$4.91/SF
NOI
$20.3K $14.74/SF
Area
New Orleans, LA
Vacancy
13.80%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
25.00%
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%
$406,820
Cap Rate 7%
$290,586
Cap Rate 9%
$226,011
Alternative Uses
Best Use
Office B
$290.6K
$254.3K – $339.0K
NOI $20,341 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$350.8K
$306.9K – $409.2K
NOI $24,553 @ 7.0% cap · market cap 4.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,351
Businesses Nearby
Explore this area
Business Placement
Demographics for 70118, LA
35,635
Population
15,464
Households
2.3
Avg Household Size
31
Median Age
54%
College-Educated
92%
High-School Grad
4.6 sq mi
ZIP Area
7,747
Density / Sq Mi
$62,665
Median Household Income
$28,199
Median Earnings
$1,257
Median Rent
$451,600
Median Home Value
Market
Vacancy Rate% for Office in New Orleans, LA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Established office property with HU-RD2 zoning and an existing law-office use.
Where is this office building located?
The property is located at 813 S Carrollton Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: ±1,380 square feet of office space; Law‑office use dating to the 1980s; Approximately 4,320 SF site tied to the building
