Mixed-Use Commercial
For Sale
Contact for pricing
8708 Oak St, New Orleans, LA 70118
HU-MU zoning supports retail, food service, office, and creative studio uses.
Property Size2,674 SF
Price / SF$237.47
Days on Market11
Property Features for 8708 Oak St
General Information
Standard status
Active
Size
2,674 SF
Property subtype
Mixed Use
Zoning
HU-MU
Listing Agency:
United Real Estate Partner
(504) 432-3435
Listed By:
Mike Mito · License #LA 995711004
Source:
Crexi
Added: Aug 12
Changed: Aug 21
Last Checked: Aug 22 at 8:06AM
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 United Real Estate Partner
Investment Insights
Based on property information with market context.
The 2,674-square-foot mixed-use commercial property at 8708-8710 Oak Street is positioned for neighborhood-oriented business uses. HU-MU zoning accommodates retail, food service, professional office, and creative studio operations, offering flexibility for an owner-user or investor.
The property occupies an established Oak Street commercial corridor extending from Carrollton Avenue to the Levee. Nearby businesses include locally owned restaurants, boutiques, and service providers, while the surrounding area includes a dense residential population. The location also benefits from proximity to Tulane, Loyola, and the Riverbend residential base, connecting neighborhood activity with destination visitors.
The property occupies an established Oak Street commercial corridor extending from Carrollton Avenue to the Levee. Nearby businesses include locally owned restaurants, boutiques, and service providers, while the surrounding area includes a dense residential population. The location also benefits from proximity to Tulane, Loyola, and the Riverbend residential base, connecting neighborhood activity with destination visitors.
Key Highlights
- 2,674‑square‑foot mixed‑use commercial property
- HU‑MU zoning accommodates retail, food service, office, and creative studio uses
- 8708‑8710 Oak Street address in New Orleans, LA 70118
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
$36,099
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
5.68%
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%
$721,980
$722.0K
Cap Rate 7%
$515,700
$515.7K
Cap Rate 9%
$401,100
$401.1K
Market Conditions
NOI Build-Up for 2,674 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
$64.2K $24.00/SF
− Vacancy
−$6.4K −$2.40/SF
EGI
$57.8K $21.60/SF
− OpEx
−$21.7K −$8.10/SF
NOI
$36.1K $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 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%
$721,980
Cap Rate 7%
$515,700
Cap Rate 9%
$401,100
Alternative Uses
Best Use
Mixed Use
$515.7K
$451.2K – $601.7K
NOI $36,099 @ 7.0% cap · market cap 5.68%
Second Best
Retail
$471.7K
$412.7K – $550.3K
NOI $33,019 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$679.6K
$594.7K – $792.9K
NOI $47,575 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,017
Businesses Nearby
16k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 69%
Dining 18%
Home Improvements & Furnishings 6%
Beauty & Spa 6%
Chevron
Shops & Services
5,992 visits/mo
0.5 miles
Whitney Bank
Shops & Services
4,842 visits/mo
0.5 miles
SUBWAY
Dining
2,825 visits/mo
0.5 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
1,001 visits/mo
0.5 miles
Supercuts
Beauty & Spa
941 visits/mo
0.5 miles
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 Retail in New Orleans, LA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - HU-MU zoning supports retail, food service, office, and creative studio uses.
Where is this mixed-use property located?
The property is located at 8708 Oak St New Orleans, LA.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: 2,674‑square‑foot mixed‑use commercial property; HU‑MU zoning accommodates retail, food service, office, and creative studio uses; 8708‑8710 Oak Street address in New Orleans, LA 70118
