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 Market316
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
Listed By:
S. McEnery
(504) 236-9542
Source:
Lacdb.resimplifi
Added: Dec 3, 2025
Changed: Oct 12
Last Checked: Oct 14 at 7:50PM
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 / Yr
$20,341
Cap Rate
4.11%
Suggested Prices Based on Cap Rates
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
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 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.
How Realmo checks its estimates
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in New Orleans, LA
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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
