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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Auto shops
3411 Carrollton Ave New Orleans, LA 70118
Entity Owned
~
Est. High Equity
Property ID
US36-0521404
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1998
Total area
5,348 SF
Lot
0.22 ac (9,588 SF)
APN
716410506
UPID
US36-0521404
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$697k
Blend (final)
Blend
$665k
Owner & transaction history
Rbc Capital Encore 3411 Carrollton
Rbc Capital Encore 3411 Carrollton
since 2025
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+61.3%
Retail stores
$790,000
+26.3%
Office building
$710,000
+13.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs New Orleans submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Orleans submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$625,000
Current use
RESTAURANT
$1,010,000
Change: +61% · Conversion: Difficult
RETAIL STORES
$790,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$710,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$660,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$620,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$555,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$665k
Range $599k – $732k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$124 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$197,990
Assessed 2023
Previous assessed
$177,110
+11.8% YoY
Assessed land
$23,970
Assessed improvement
$174,020
Land market value
$239,700
Improvement market value
$1,160,100
Total market value
$1,399,800
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1998
Heating
NONE
Total area
5,348 SF
Lot
0.22 ac (9,588 SF)
APN
716410506
UPID
US36-0521404
Jurisdiction
ORLEANS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$625,000
RESTAURANT
Est. value
$1.0M
RETAIL STORES
Est. value
$790,000
OFFICE BUILDING
Est. value
$710,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$660,000
MEDICAL BUILDING
Est. value
$620,000
COMMERCIAL (GENERAL)
Est. value
$555,000
AUTO REPAIR, GARAGE Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
Rbc Capital Encore 3411 Carrollton
Entity
Mailing address
3415 S CARROLLTON AVE, NEW ORLEANS, LA 70118-4532
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2025
$5,000,000
Rbc Capital Encore 3411 Carrollton
Lkm Enterprises LLC
Deed
$3,935,390 · First American Bank And Trust
Jul 1, 2016
—
Lkm Ents LLC
—
Deed
related
$3,968,402 · First Nbc Bk
—
—
Lkm Ents LLC
—
Loan Modification
related
$3,968,402 · First Nbc Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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