Waterfront Mixed-Use
For Sale
$485,000
Jean-4518 - 30 Jean Lafitte Boulevard, Lafitte, LA 70067
Multi-building commercial tract with residential, office, storage, and marine-oriented improvements along two interconnected bayous.
Property Size3,000 SF
Price / SF$161.67
Days on Market337
Property Features for Jean-4518 - 30 Jean Lafitte Boulevard
General Information
Standard status
Active
Size
3,000 SF
Listing Agency:
NOLA Living Realty
(504) 220-8577
Listed By:
An Nguyen · License #995708972
(504) 220-8577
Source:
Exprealty
Added: Sep 30, 2025
Changed: Aug 31
Last Checked: Aug 31 at 6:33PM
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 NOLA Living Realty
Investment Insights
Based on property information with market context.
This 1.3-acre mixed-use property occupies the meeting point of Goose Bayou (Bayou des Oies) and Bayou Barataria, with more than 600 feet of waterfront and multiple improvements. The property includes a 700-square-foot, one-bedroom cottage built circa 1950, featuring updated electrical circuitry, PEX water lines, hurricane-grade windows, PTAC heating and cooling, and compliance with base flood elevation requirements. Two storage buildings are also present, including one elevated structure and one slab-on-grade building.
Additional improvements include an Eastlake Camelback residence with preserved historic architectural elements, modern electrical and plumbing systems, central air, gas heat, and an Oxford Shingle roof. A former block-ice factory complex includes a two-car garage, climate-controlled residential and office space, and retained architectural details. The bayou-front pavilion adds an 80-foot covered deck, Wi-Fi-ready office, and open wharves on both sides, with parking area and marine-use potential. The site is within water access range of the expanded Barataria Unit of Jean Lafitte National Park, the Pen, Grand Isle, and the Gulf. Perrin-Lafitte Cemetery, measuring 32 x 68 feet, is excluded from the sale.
Additional improvements include an Eastlake Camelback residence with preserved historic architectural elements, modern electrical and plumbing systems, central air, gas heat, and an Oxford Shingle roof. A former block-ice factory complex includes a two-car garage, climate-controlled residential and office space, and retained architectural details. The bayou-front pavilion adds an 80-foot covered deck, Wi-Fi-ready office, and open wharves on both sides, with parking area and marine-use potential. The site is within water access range of the expanded Barataria Unit of Jean Lafitte National Park, the Pen, Grand Isle, and the Gulf. Perrin-Lafitte Cemetery, measuring 32 x 68 feet, is excluded from the sale.
Key Highlights
- 1.3‑acre tract with 600 plus feet of waterfront at the confluence of Goose Bayou and Bayou Barataria
- Commercial UR‑1 (Unrestricted) zoning
- 700 square foot, 1 bedroom, 1 bathroom cottage built circa 1950’s
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
$39,600
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
8.16%
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%
$792,000
$792.0K
Cap Rate 7%
$565,714
$565.7K
Cap Rate 9%
$440,000
$440.0K
Market Conditions
NOI Build-Up for 3,000 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
$72.0K $24.00/SF
− Vacancy
−$8.6K −$2.88/SF
EGI
$63.4K $21.12/SF
− OpEx
−$23.8K −$7.92/SF
NOI
$39.6K $13.20/SF
Area
Jefferson County, LA
Vacancy
12.00%
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%
$792,000
Cap Rate 7%
$565,714
Cap Rate 9%
$440,000
Alternative Uses
Best Use
Mixed Use
$565.7K
$495.0K – $660.0K
NOI $39,600 @ 7.0% cap · market cap 8.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$791.5K
$692.6K – $923.4K
NOI $55,404 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 70067, LA
2,823
Population
1,186
Households
2.4
Avg Household Size
44
Median Age
12%
College-Educated
81%
High-School Grad
10.1 sq mi
ZIP Area
280
Density / Sq Mi
$61,183
Median Household Income
$40,938
Median Earnings
$1,326
Median Rent
$205,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-building commercial tract with residential, office, storage, and marine-oriented improvements along two interconnected bayous.
Where is this mixed-use property located?
The property is located at Jean-4518 - 30 Jean Lafitte Boulevard Lafitte, LA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 1.3‑acre tract with 600 plus feet of waterfront at the confluence of Goose Bayou and Bayou Barataria; Commercial UR‑1 (Unrestricted) zoning; 700 square foot, 1 bedroom, 1 bathroom cottage built circa 1950’s
