Licensed Bed and Breakfast with
New
For Sale
$1,095,000
833 Poland Ave, New Orleans, LA 70117
Four furnished guest suites are complemented by a separate two-bedroom, two-bathroom residence for the owner.
Property Size4,010 SF
Lot Size0.17 Acres
Price / SF$273.07
Days on Market7
Property Features for 833 Poland Ave
General Information
Standard status
Active
Size
4,010 SF
Total Parking Spaces
2
Lot size
0.17 Acres
Property subtype
Hospitality
Zoning
HMR-3
Financials
Gross Income
$125,000
Business Included
Yes
Site & Location
Neighborhood
Bywater
Additional Details
Currently Operating
Yes
Amenities
front porch
landscaped rear yard
in-ground pool
hot tub
cabana
outdoor shower
side yard
gated driveway
security system with cameras
2 Parking Spaces
Building Details
Year Built
1906
Listing Agency:
The McEnery Company Inc
Listed By:
S. McEnery · License #995695203
(504) 236-9542
Source:
Lacdb.resimplifi
Added: Oct 23
Changed: Oct 26
Last Checked: Oct 28 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 The McEnery Company Inc
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Investment Insights
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This licensed bed and breakfast occupies a 4,010-square-foot property built in 1906, with HMR-3 zoning and a 59-by-127-foot lot. Four furnished guest suites, each approximately 500 square feet, are arranged across two floors; each has a private bathroom, queen bed, and adjoining sitting area. The approximately 2,000-square-foot owner’s residence offers two bedrooms, two bathrooms, several living areas, wood floors, and 12-foot coved ceilings, with the primary suite on the second floor.
Outdoor features include a front porch, landscaped rear grounds, an in-ground pool, hot tub, cabana with a full bathroom, and an outdoor shower. A gated driveway provides off-street parking for two vehicles, and a security system includes cameras. The property is on Poland Avenue in the Bywater neighborhood, within walking distance of Crescent Park, the French Quarter, and area restaurants, cafés, bars, and entertainment destinations. Continued bed-and-breakfast operation or residential conversion may be possible subject to applicable approvals.
Outdoor features include a front porch, landscaped rear grounds, an in-ground pool, hot tub, cabana with a full bathroom, and an outdoor shower. A gated driveway provides off-street parking for two vehicles, and a security system includes cameras. The property is on Poland Avenue in the Bywater neighborhood, within walking distance of Crescent Park, the French Quarter, and area restaurants, cafés, bars, and entertainment destinations. Continued bed-and-breakfast operation or residential conversion may be possible subject to applicable approvals.
Key Highlights
- Licensed bed and breakfast with four furnished guest suites
- 4,010 square feet of improvements on a 59‑by‑127‑foot lot; built in 1906
- Four guest suites of approximately 500 square feet each, with private bathrooms and adjoining living areas
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$54,135
Cap Rate
4.94%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,082,700
$1.1M
Cap Rate 7%
$773,357
$773.4K
Cap Rate 9%
$601,500
$601.5K
Market Conditions
NOI Build-Up for 4,010 SF
Gross rent
$96.2K $24.00/SF
− Vacancy
−$9.6K −$2.40/SF
EGI
$86.6K $21.60/SF
− OpEx
−$32.5K −$8.10/SF
NOI
$54.1K $13.50/SF
Area
New Orleans, LA
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,082,700
Cap Rate 7%
$773,357
Cap Rate 9%
$601,500
Alternative Uses
Best Use
Mixed Use
$773.4K
$676.7K – $902.3K
NOI $54,135 @ 7.0% cap · market cap 4.94%
Second Best
Hotel Hospitality
$215.5K
$188.6K – $251.4K
NOI $15,086 @ 7.0% cap · market cap 1.38%
Theoretical Best
Office A
$1.02M
$891.8K – $1.19M
NOI $71,345 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
718
Businesses Nearby
Balanced
Demand for This Use
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Business Placement
Demographics for 70117, LA
28,528
Population
15,821
Households
1.8
Avg Household Size
38
Median Age
35%
College-Educated
89%
High-School Grad
5.5 sq mi
ZIP Area
5,187
Density / Sq Mi
$41,645
Median Household Income
$31,744
Median Earnings
$1,191
Median Rent
$247,600
Median Home Value
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Four furnished guest suites are complemented by a separate two-bedroom, two-bathroom residence for the owner.
Where is this bed & breakfast located?
The property is located at 833 Poland Ave New Orleans, LA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Licensed bed and breakfast with four furnished guest suites; 4,010 square feet of improvements on a 59‑by‑127‑foot lot; built in 1906; Four guest suites of approximately 500 square feet each, with private bathrooms and adjoining living areas
