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    Frenchmen Street Development Opportunity Title is generated by Realmo AI

    421 Frenchmen St, New Orleans, LA 70116

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    Prime corner parcel in vibrant entertainment district.

    Type:Retail, Office, Mixed Use
    Property size:
    15,308 SF
    Lot size:
    0.11 Acres
    Price / SF:
    $293/SF
    Added:
    Jul 31, 2024
    Days on Market:
    675
    Last Refresh:
    May 13 at 8:23 pm

    Property Features for 421 Frenchmen St

    General Information

    Standard status
    Active
    Size
    15,308 SF
    Lot size
    0.11 Acres
    Property subtype
    Retail, Office, Mixed Use

    We can help!

    Listing Contact
    Reed Wiley, CCIM
    Reed Wiley, CCIM

    Listing agent Reed Wiley, CCIM License #LA BROK.995704349-ASA

    Listing office NAI Rampart

    Listing date Jul 31, 2024

    Source Crexi

    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 NAI Rampart

    HighLights

    • Prime location at the intersection of Frenchmen and Decatur Streets, the gateway to the Frenchmen Street entertainment district.
    • Substantial ±15,308 SF of improvements on a ±4,876 SF corner parcel.
    • Historic‑tax‑credit‑eligible property.
    • Zoned HMC‑2 with RDO‑1, AC‑1, RIV overlays, allowing for a multitude of uses.
    • Located in the vibrant Faubourg Marigny, known for live music, diverse restaurants, and local businesses.
    • Includes an elevator shaft.

    Overview

    An unparalleled development opportunity is available at the intersection of Frenchmen and Decatur Streets. Located at 421 Frenchmen Street, this property serves as the gateway to the lively Frenchmen Street entertainment district in the Faubourg Marigny, an area known for its vibrant atmosphere. The neighborhood features live music venues, diverse restaurants, bars, coffee shops, and local businesses, including record and book shops. This historic-tax-credit-eligible property offers approximately 15,308 square feet of improvements, supplemented by an elevator shaft, on a corner parcel of approximately 4,876 square feet. The site is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) with RDO-1, AC-1, RIV overlays, allowing for a multitude of uses. The HMC-2 zoning is intended to permit more intensive commercial uses while protecting the historic character of the Marigny/Tremé/Bywater area. This district includes properties that front on major traffic arteries and can provide access for more intense commercial uses. The zoning also allows higher residential densities when a project provides significant public benefit.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $349.0k $22.80
    − Vacancy −$48.2k −$3.15
    EGI $300.9k $19.65
    − OpEx −$75.2k −$4.91
    NOI $225.6k $14.74
    15,308 SF · lease $22.80/SF/yr · vacancy 13.80% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $3.22M
    $2.82M – $3.76M (±1% cap)
    NOI $225,643 @ 7.0% cap · market cap 5.01%
    Second Best
    Mixed Use
    $2.95M
    $2.58M – $3.44M (±1% cap)
    NOI $206,658 @ 7.0% cap · market cap 4.59%
    Theoretical Best
    Office A
    $3.89M
    $3.40M – $4.54M (±1% cap)
    NOI $272,355 @ 7.0% cap · market cap 6.05%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Consumer Protection Law ... Law Firm New Orleans Music ... Tour Operator Louisiana Music Factory (Bike/Boat/Book/etc) Store Aphrodite Alcohol Programs ... Counselor Louisiana Citizens for Culture Association Or Organization

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.0575708
    Latitude
    29.9624301

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    FAQs

    What type of property is this?
    Mixed-use property - Prime corner parcel in vibrant entertainment district.
    Where is this mixed-use property located?
    The property is located at 421 Frenchmen St New Orleans, LA.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: Prime location at the intersection of Frenchmen and Decatur Streets, the gateway to the Frenchmen Street entertainment district.; Substantial ±15,308 SF of improvements on a ±4,876 SF corner parcel.; Historic‑tax‑credit‑eligible property.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Reed Wiley, CCIM
    Reed Wiley, CCIM
    Real Estate License ID: LA BROK.995704349-ASA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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