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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Investment properties
4520 Downman Rd New Orleans, LA 70126-3717
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US36-0063601
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
CONCRETE BLOCKS
Total area
3,048 SF
Lot
0.49 ac (21,506 SF)
APN
39W921503
UPID
US36-0063601
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
Current use
Occupant on record · Public records
-
Wildlife & Rodent Removal New Orleans Animal Shelter Pet Adoption Service
-
iStars Wireless Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$635k
Comparable Approach
Comparable
$402k
Blend (final)
Blend
$525k
Owner & transaction history
4520 Downman LLC
4520 Downman LLC
since 2025
Last sale
$530,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$450,000
+43.1%
Office building
$405,000
+28.6%
Auto repair, garage
$355,000
+13.2%
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%
$685,000
6.5%
$635,000
7%
$590,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$315,000
Current use
RETAIL STORES
$450,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$405,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$355,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$355,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $530k (Jul 17 2025)
Last sale anchor
$530k
Jul 17 2025
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
$172 / 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
$15,870
Assessed 2023
Previous assessed
$12,190
+30.2% YoY
Assessed land
$7,590
Assessed improvement
$8,280
Land market value
$75,900
Improvement market value
$66,200
Total market value
$142,100
Applied tax rate
3.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Construction
CONCRETE BLOCKS
Heating
NONE
Total area
3,048 SF
Lot
0.49 ac (21,506 SF)
APN
39W921503
UPID
US36-0063601
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
COMMERCIAL (GENERAL) Current
Est. value
$315,000
RETAIL STORES
Est. value
$450,000
OFFICE BUILDING
Est. value
$405,000
AUTO REPAIR, GARAGE
Est. value
$355,000
MEDICAL BUILDING
Est. value
$355,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1940
Construction
CONCRETE BLOCKS
Heating
NONE
Lot
0.49 ac
Current owner
From public records · entity-resolved
4520 Downman LLC
Entity
Mailing address
68441 ROUYER DR, MANDEVILLE, LA 70471-7863
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2025
—
4520 Downman LLC
—
Deed
related
$318,750 · Gulf Coast Bank & Trust Company
Oct 17, 2025
$530,000
4520 Downman LLC
Ed Royer LLC
Deed
$105,000 · Party III
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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