Historic Office
For Sale
$2,600,000
822 Camp St, New Orleans, LA 70130
CBD-5-zoned property with office, gallery, and residential use potential.
Property Size8,048 SF
Lot Size0.13 Acres
Price / SF$323.06
Days on Market193
Property Features for 822 Camp St
General Information
Standard status
Active
Size
8,048 SF
Lot size
0.13 Acres
Property subtype
Office
Zoning
CBD-5
Amenities
Power
Water
Building Details
Year Built
1853
Buildings
1
Building Size
8,048 SF
Listing Agency:
Crescent Sotheby's International Realty
(504) 460-7829
Listed By:
Cassandra Sharpe
(504) 460-7829
Source:
Lacdb.resimplifi
Added: Feb 19
Changed: Aug 28
Last Checked: Aug 31 at 1:17PM
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 Crescent Sotheby's International Realty
Investment Insights
Based on property information with market context.
Constructed in 1853 and attributed to architect Henry Howard, this 8,048-square-foot townhouse offers a distinctive historic setting for office use. The property occupies a 34-foot by 170-foot lot and retains the character of a building that formerly served as a single-family residence.
The property is situated in New Orleans’ Arts District within Downtown, five blocks from the Mississippi River and within the Downtown Development District. Its stated use potential includes offices, a gallery, or residential occupancy, subject to applicable requirements.
The property is situated in New Orleans’ Arts District within Downtown, five blocks from the Mississippi River and within the Downtown Development District. Its stated use potential includes offices, a gallery, or residential occupancy, subject to applicable requirements.
Key Highlights
- 8,048‑square‑foot building constructed in 1853
- Designed by architect Henry Howard
- 34' by 170' lot
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
$118,629
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
4.56%
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%
$2,372,580
$2.4M
Cap Rate 7%
$1,694,700
$1.7M
Cap Rate 9%
$1,318,100
$1.3M
Market Conditions
NOI Build-Up for 8,048 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
$183.5K $22.80/SF
− Vacancy
−$25.3K −$3.15/SF
EGI
$158.2K $19.65/SF
− OpEx
−$39.5K −$4.91/SF
NOI
$118.6K $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%
$2,372,580
Cap Rate 7%
$1,694,700
Cap Rate 9%
$1,318,100
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.98M
NOI $118,629 @ 7.0% cap · market cap 4.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,187 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,554
Businesses Nearby
Explore this area
Business Placement
Demographics for 70130, LA
14,521
Population
10,927
Households
1.3
Avg Household Size
38
Median Age
64%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
6,915
Density / Sq Mi
$82,758
Median Household Income
$52,492
Median Earnings
$1,410
Median Rent
$529,300
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?
Office building - CBD-5-zoned property with office, gallery, and residential use potential.
Where is this office building located?
The property is located at 822 Camp St New Orleans, LA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 8,048‑square‑foot building constructed in 1853; Designed by architect Henry Howard; 34' by 170' lot
