Ground-Floor Live-Work
For Sale
$599,900
917 Conti St Unit 102, New Orleans, LA 70112
Flexible two-room, two-bath layout with polished finishes and access to shared rooftop amenities.
Property Size1,385 SF
Price / SF$433.14
Days on Market36
Property Features for 917 Conti St Unit 102
General Information
Standard status
Active
Size
1,385 SF
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Floor
Ground Floor
Amenities
rooftop terrace
pool
spas
grilling stations
center atrium with waterfall feature
Building Details
Year Built
1900
Owner Occupied
No
Abandoned
No
Listing Agency:
Talbot Realty Group
(504) 525-9763
Listed By:
Shaun Talbot, Dawn Talbot
Source:
Dominionplace
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 31 at 7:37PM
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 Talbot Realty Group
Investment Insights
Based on property information with market context.
This ground-level live-work unit offers 1,385 square feet arranged with two offices or bedrooms, two baths, and an expansive living or common area. HOA documents permit ancillary office use or a combined commercial office and residence arrangement. The never-occupied interior includes Italian porcelain tile, quartz and granite countertops, stainless appliances, and a 120-square-foot semi-private patio. The unit opens toward a bright central atrium featuring a 50-foot waterfall.
Residents have access to a rooftop terrace with a pool, two spas, two grilling stations, and skyline views. Garage parking may be purchased or rented separately. The property is at 917 Conti St Unit 102 in New Orleans, within walking distance of restaurants, shops, art galleries, and evening entertainment. A new home warranty and seller-paid third-party appliance warranty are available.
Residents have access to a rooftop terrace with a pool, two spas, two grilling stations, and skyline views. Garage parking may be purchased or rented separately. The property is at 917 Conti St Unit 102 in New Orleans, within walking distance of restaurants, shops, art galleries, and evening entertainment. A new home warranty and seller-paid third-party appliance warranty are available.
Key Highlights
- 1,385‑square‑foot ground‑floor live‑work unit
- HOA documents allow ancillary office or hybrid office‑residence use
- Two offices or bedrooms, two baths, and a spacious common area
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
$20,415
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
3.40%
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%
$408,300
$408.3K
Cap Rate 7%
$291,643
$291.6K
Cap Rate 9%
$226,833
$226.8K
Market Conditions
NOI Build-Up for 1,385 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
$31.6K $22.80/SF
− Vacancy
−$4.4K −$3.15/SF
EGI
$27.2K $19.65/SF
− OpEx
−$6.8K −$4.91/SF
NOI
$20.4K $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%
$408,300
Cap Rate 7%
$291,643
Cap Rate 9%
$226,833
Alternative Uses
Best Use
Office B
$291.6K
$255.2K – $340.3K
NOI $20,415 @ 7.0% cap · market cap 3.40%
Second Best
Mixed Use
$267.1K
$233.7K – $311.6K
NOI $18,698 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$352.0K
$308.0K – $410.7K
NOI $24,641 @ 7.0% cap · market cap 4.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
10,590
Businesses Nearby
Explore this area
Business Placement
Demographics for 70112, LA
4,988
Population
3,711
Households
1.3
Avg Household Size
35
Median Age
44%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
4,988
Density / Sq Mi
$23,052
Median Household Income
$36,029
Median Earnings
$1,063
Median Rent
$398,400
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?
Live-work space - Flexible two-room, two-bath layout with polished finishes and access to shared rooftop amenities.
Where is this live-work space located?
The property is located at 917 Conti St Unit 102 New Orleans, LA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 1,385‑square‑foot ground‑floor live‑work unit; HOA documents allow ancillary office or hybrid office‑residence use; Two offices or bedrooms, two baths, and a spacious common area
