Renovated Two-Story Flex
For Sale
$2,500,000
8411 Parc Pl, Chalmette, LA 70043
C-2-zoned commercial property with adaptable interiors, dedicated studio areas, and parking for more than 20 vehicles.
Property Size14,420 SF
Price / SF$173.37
Days on Market266
Property Features for 8411 Parc Pl
General Information
Standard status
Active
Size
14,420 SF
Total Parking Spaces
20
Property subtype
Hospitality
Zoning
C-2
Amenities
20 Parking Spaces
Building Details
Year Built
1999
Listing Agency:
Keller Williams Realty New Orleans
(504) 300-5179
Listed By:
Brittany Picolo · License #995687117
(504) 300-5179
Source:
Lacdb.resimplifi
Added: Dec 8, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:21PM
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 New Orleans
Investment Insights
Based on property information with market context.
Built in 1999 and substantially renovated, this 14,420-square-foot, two-story flex property combines open commercial space with finished rooms for office, studio, workshop, training, and event functions. The lower level includes approximately 14-foot cathedral ceilings, a renovated kitchen with stainless appliances and custom cabinetry, a lounge or reception area, multiple restrooms, and 20 tons of HVAC capacity supported by primary and backup equipment.
The finished upper floor offers 10-foot ceilings, renovated support areas, a mirrored studio with professional flooring, and a soundproof recording studio. Separate HVAC systems serve the main studio, recording room, and office areas. The property includes gated and non-gated parking with over 20 spaces and is positioned directly across from Ranch Film Studios in Chalmette, Louisiana. C-2 zoning supports its commercial positioning.
The finished upper floor offers 10-foot ceilings, renovated support areas, a mirrored studio with professional flooring, and a soundproof recording studio. Separate HVAC systems serve the main studio, recording room, and office areas. The property includes gated and non-gated parking with over 20 spaces and is positioned directly across from Ranch Film Studios in Chalmette, Louisiana. C-2 zoning supports its commercial positioning.
Key Highlights
- 14,420‑square‑foot commercial building built in 1999
- Two‑story layout with approximately 14‑foot lower‑level ceilings and 10‑foot upper‑level ceilings
- Over 20 parking spots with gated and non‑gated options
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
$200,069
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
8.00%
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%
$4,001,380
$4.0M
Cap Rate 7%
$2,858,129
$2.9M
Cap Rate 9%
$2,222,989
$2.2M
Market Conditions
NOI Build-Up for 14,420 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
$325.3K $22.56/SF
− Vacancy
−$58.6K −$4.06/SF
EGI
$266.8K $18.50/SF
− OpEx
−$66.7K −$4.62/SF
NOI
$200.1K $13.87/SF
Area
St. Bernard County, LA
Vacancy
18.00%
Lease Rate
$22.56 /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%
$4,001,380
Cap Rate 7%
$2,858,129
Cap Rate 9%
$2,222,989
Alternative Uses
Best Use
Office B
$2.86M
$2.50M – $3.33M
NOI $200,069 @ 7.0% cap · market cap 8.00%
Second Best
Flex RnD
$1.51M
$1.32M – $1.76M
NOI $105,727 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$3.80M
$3.33M – $4.44M
NOI $266,309 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70043, LA
21,596
Population
8,782
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
83%
High-School Grad
9.1 sq mi
ZIP Area
2,373
Density / Sq Mi
$57,065
Median Household Income
$37,969
Median Earnings
$1,091
Median Rent
$203,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - C-2-zoned commercial property with adaptable interiors, dedicated studio areas, and parking for more than 20 vehicles.
Where is this flex space located?
The property is located at 8411 Parc Pl Chalmette, LA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 14,420‑square‑foot commercial building built in 1999; Two‑story layout with approximately 14‑foot lower‑level ceilings and 10‑foot upper‑level ceilings; Over 20 parking spots with gated and non‑gated options
