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    4611 Tullis Dr New Orleans, LA 70131
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    Property profile & analytics

    4611 Tullis Dr New Orleans, LA 70131

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    • Residential land & home lots
    Off-Market
    Property ID
    US36-0342268
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Residential land & home lots

    Property Details for 4611 Tullis Dr

    Property type
    Residential land & home lots

    Description

    Sale Brochure: https://buildout.com/connect/sharing/prime-10-acre-lot-ideal-for-residential-development-4611-tullis-dr-new-orleans-la-70131?file=3285220 Now available for sale, 4611 Tullis Dr presents a significant development opportunity with ±10.1 acres of prime land. This parcel offers easy access to Behrman Pl, Belle Chasse Highway, Interstate 90, and the Westbank Expressway, placing it in a strategic location for residential development. The site has already cleared key hurdles, with Phase 1 environmental, soils, and wetlands determination reports available. Zoned for residential use, it is ideally suited for a housing development or a similar project. This expansive tract of land is well-positioned to take advantage of the growing demand for housing in the area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.0043203
    Latitude
    29.9007413

    Comparable in this City

    • $176,035
      1.05 Acres

      Waterfront Land in Gated Community

      Residential land in a conservation gated community with waterfront access.
      53 Arbor Cir, New Orleans, LA 70131
      View Details
    • $121,052
      0.82 Acres

      Residential Land in Gated Community

      Vacant land in a conservation gated community near English Turn.
      30 Arbors Cir, New Orleans, LA 70131
      View Details
    • $599,000
      10.30 Acres

      Vacant Land on River Road

      Vacant lot with frontage on River Road near downtown New Orleans.
      1009421 23, New Orleans, LA 70131
      View Details
    • $74,900
      30,010 SF

      Residential Land in Gated Community

      Vacant lot in gated community, build your dream home.
      14 Arbor Cir, New Orleans, LA 70131
      View Details
    • $135,000
      0.93 Acres

      Land in Gated Community

      Vacant land in a gated community near English Turn.
      62 Arbors Cir, New Orleans, LA 70131
      View Details
    • $64,000
      0.59 Acres

      Large Lot in Gated Community

      Spacious lot in private, gated community near golf course.
      12 Sugarberry Pl, New Orleans, LA 70131
      View Details

    Similar Nearby for Sale

    • $176,035
      1.05 Acres

      Waterfront Land in Gated Community

      Residential land in a conservation gated community with waterfront access.
      53 Arbor Cir, New Orleans, LA 70131
      View Details
    • $121,052
      0.82 Acres

      Residential Land in Gated Community

      Vacant land in a conservation gated community near English Turn.
      30 Arbors Cir, New Orleans, LA 70131
      View Details
    • $599,000
      10.30 Acres

      Vacant Land on River Road

      Vacant lot with frontage on River Road near downtown New Orleans.
      1009421 23, New Orleans, LA 70131
      View Details
    • $74,900
      30,010 SF

      Residential Land in Gated Community

      Vacant lot in gated community, build your dream home.
      14 Arbor Cir, New Orleans, LA 70131
      View Details
    • $135,000
      0.93 Acres

      Land in Gated Community

      Vacant land in a gated community near English Turn.
      62 Arbors Cir, New Orleans, LA 70131
      View Details
    • $64,000
      0.59 Acres

      Large Lot in Gated Community

      Spacious lot in private, gated community near golf course.
      12 Sugarberry Pl, New Orleans, LA 70131
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Prime Retail Outparcel for Lease

      Outparcel for lease in established Algiers Plaza shopping center.
      4100 General Degaulle Dr, New Orleans, LA 70131
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    • Contact for pricing

      Prime Retail Outparcel in Algiers

      Ground lease opportunity in established Algiers Plaza shopping center.
      4100 General Degaulle Dr, New Orleans, LA 70131
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    • Contact for pricing

      Prime Commercial Land for Lease

      0.73 acres available, ideal for retail or office use.
      4500 General Meyer Ave, New Orleans, LA 70131
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      Woodland Highway Flex and Office

      Flex and office suites available for lease on Woodland Highway.
      6001 Woodland Hwy, New Orleans, LA 70131
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      Retail Space in Algiers Plaza

      Retail space available in a high-traffic shopping center.
      4100 General Degaulle Dr, New Orleans, LA 70131
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    • Contact for pricing

      Retail Space Available For Lease

      Single tenant retail space available, totaling 32,314 SqFt.
      3008 Holiday Dr, New Orleans, LA 70131
      View Details
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    New Orleans, LA 70131
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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.

    More about this property
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