Visitor
East curb cut off Old Gentilly. Loop at the demonstration pad. Park, walk The 1,250 first-article house. Factory tour is the showroom. A fence and a personnel gate are the only way onto the production yard.
Binder · researched addresses
Not under contractAcross the street from NASA — 13800 Old Gentilly
Across the street from NASA Michoud Assembly Facility, 13800 Old Gentilly Road, New Orleans, LA 70129. That NASA address is the pin we always use. The strip is already built — Folgers, Entergy, Michoud Boulevard warehouses. Sold comps on that street: Kern paid $2.4 million in 2022–2023 for 22 acres of those warehouses.
Pull the addresses. Do not invent a street number.
We always use NASA’s address as the pin — 13800 Old Gentilly Road. The plant is directly across that street. The strip is already built: Folgers, Entergy, Michoud Boulevard warehouses. Kern Studios paid $2.4 million in 2022–2023 for those warehouses. 55197 is the vacant tract across from 13800 — not owned. The pad is still raw. $200,000 is still yard finish and a short tap, not fill. Get the survey, the flood map, and the utility letters before we close. NASA Michoud overview · MLS 2492745 syndication.
Phase I occupancy — as drawn
The Ameridura ICF Housing Factory on Old Gentilly, directly across from NASA Michoud. A 40,000-square-foot high-bay (~170′ × 235′) on this ~207′ strip. Truck entrance on the west. Visitor parking and the sales office on the right. Three walk-throughs at the gate: The 1,250, The 1,500, and The 1,850 Family Home as the sales office. Finished homes stage for delivery. The 2,100 / 2,500 / 2,750 rotate later. Remainder of the 12.70-acre tract stays same-parcel yard. Not a NASA contract. Not purchased.
A long industrial strip. Not a square campus.
55197 fronts Old Gentilly about 207 feet and runs about 2,800 feet to the railroad. Phase I occupies the front 7 acres of that strip — about 1,472 feet of depth. NASA is across the paved street, not on this dirt. The remaining ~5.7 acres stay on the same parcel as yard / a later pad. $200,000 of site work is gravel, fence, lights, and short taps — not a palm-lined industrial park.
The demonstration pad is the public face: The 1,250 first-article house at the gate, a small lawn, visitor parking. Behind the fence the plant is ugly on purpose — high-bay, slab, crane, docks, gravel.
Truck
West curb cut. 28' gravel drive the length of Phase I. Receiving on the west wall. Four shipping docks on the north wall into finished-home staging. Turnaround at the north end of the trailer yard. Same drive back to Old Gentilly.
| From Old Gentilly, going north | Depth | Finish | Holds |
|---|---|---|---|
| Two driveways | 40′ | Curb cuts + gravel aprons | Visitor east. Truck west. Split at the property line, not inside a shared courtyard. |
| Model village + visitor parking | 220′ | The only lawn. Gravel visitor lot. | The 1,250 (The Beginning), The 1,500 (Room to Grow), The 1,850 Family Home as the sales office. ~20 visitor stalls. Not production mix. |
| Employee parking / office apron | 80′ | Gravel | Day-shift cars. Pedestrian door into the south office wall. No truck turning here. |
| 40,000 SF high-bay | 235′ | Industrial slab · 36' clear · gantry | Offices on the south wall. Two ICF cells, cassette tables, two assembly lanes, MEP supermarket. Two receiving docks west. Four shipping docks north. |
| Material yard | 180′ | Gravel + racks | ICF forms, steel, rebar, lumber, cassette kits. Forklifts only. Overhead lift stays inside the hall. |
| Finished-home staging | 250′ | Gravel pads | Completed modules on fixtures, short of the docks. Not a residential street of toy houses. Transport envelope is an engineering decision from each SKU. |
| Trailer / truck yard | 180′ | Gravel + hammerhead | Company trailers, inbound steel, overnight WIP. Turnaround so trucks do not reverse down 1,400 feet of drive. |
| Stormwater / buffer | 80′ | Ditch / basin as civil requires | Yard drainage. Not a lake amenity. Not a park. |
| Phase I expansion pad | 207′ | Cleared / rough grade only | Same-parcel future cell or second hall. Not lots. Not a street grid. Not this $5 million. |
The street
Located in the Michoud industrial corridor adjacent to NASA Michoud Assembly Facility at 13800 Old Gentilly. The 7-acre plant pad across that street is raw land. Folgers, Entergy, and the Michoud Boulevard warehouses already sit on utilities; Kern paid $2.4 million for those warehouses in 2022–2023. $200,000 of site work is a planning estimate for yard finish and a short tap — not a contractor bid, not fill, not a new road.
Everything across the street is already on utilities — NASA, Folgers, Entergy, Michoud Boulevard warehouses. Old Gentilly is a four-lane industrial spur. Streets do not need to be built. Water, sewer, and Entergy at 55197 are an MLS claim as of September 2026. Get the letters before we close.
OpenStreetMap centered on the listing coordinates published with MLS 2492745 (approx. 30.02, −89.92). NASA Michoud is immediately south of Old Gentilly at 13800. This is a locator, not a survey.
Addresses on this corridor
| Who | Address | What it is |
|---|---|---|
| NASA Michoud Assembly Facility | 13800 Old Gentilly Road, New Orleans, LA 70129 | Across the street. Official NASA address. Government-owned, Marshall-managed manufacturing campus — America’s rocket factory. Not a NASA contract, not a NASA lease, not offtake. Not our dirt. Propel Park / on-campus lease pads at 13800 are still NASA’s campus. |
| Target listing (not owned) | 55197 Old Gentilly Road, New Orleans, LA 70129 | Vacant land that fronts Old Gentilly Road across from the NASA Michoud facility (by the Entergy gas plant). Parallels the warehouses on Michoud Blvd between Old Gentilly Road and the L&N railroad. |
| Folgers coffee plant (The J.M. Smucker Company) | 14601 Old Gentilly Road, New Orleans, LA 70129 | Same street, already developed. National food manufacturing and truck traffic are the character of the road. Directories also list 14620. Not Folgers offtake. |
| Entergy / New Orleans Power Station (Michoud area) | 3601 Paris Road, New Orleans, LA 70129 | The 55197 listing sits across Old Gentilly from NASA, by the Entergy gas plant. NOPS is the developed power station on this industrial edge — utilities are not a mile of swamp. Not an Entergy offtake contract. |
Sold comps on this strip
NASA at 13800, Folgers at 14601, Entergy at the west edge, and the Michoud Boulevard warehouses are operating industrial plants on paved public streets. A house factory across Old Gentilly is a conforming industrial use on a manufacturing strip — not a pasture conversion and not a residential NASA-view premium. Sold warehouses on Michoud Boulevard show that local manufacturers already pay to sit on this street.
Do not capitalize hoped-for NASA work into real-estate value. Do not use D.R. Horton house sales. Do not treat Propel Park as a fee-simple land sale — NASA leases that campus; it does not sell it.
| Sold | Closed | Price | Acres | Why it helps |
|---|---|---|---|---|
| 4100 Michoud Blvd, New Orleans, LA 70129 | July 2022 | $1,150,000 | 10 | A New Orleans manufacturer paid $1.15 million to sit on the same intersection the 55197 listing bounds — because NASA, I-510, and industrial yard were already the neighborhood. That is strip value. |
| 4200 Michoud Blvd, New Orleans, LA 70129 | May 2023 | $1,250,000 | 12.185 | Second closed industrial purchase on the same block in ten months. Local industrial users are buying this strip, not waiting for a NASA contract. |
Kern’s two Michoud Boulevard purchases total about $2.4 million for 22 acres of the same industrial strip. 55197 is the vacant dirt those warehouses parallel. Combined purchase is not a vacant-land residual and is not our as-completed plant.
- NASA Michoud Assembly Facility — 13800 Old Gentilly Road (the pin)
- Folgers / J.M. Smucker — 14601 Old Gentilly Road
- Entergy / New Orleans Power Station — Michoud edge
- Kern Studios — 4100 and 4200 Michoud Boulevard (sold 2022–2023)
- Starlight Studios — across Michoud from Kern; press reported ~80% occupied with film/TV in 2023
- Michoud Boulevard warehouses between Old Gentilly and the L&N railroad
55197 — the dirt across from NASA
Listing ask
$275,000
Land line in this file is $500,000. Slack is not a purchase.
Tract
12.7 acres
553,212 SF · plant occupies 7 · remainder 5.7
Zoning
INDUST
Possible use: Industrial
Condition
Raw
Vacant. Fence: None.
| Fact | Public record / listing |
|---|---|
| MLS | 2492745 · listed March 21, 2025 · researched September 2026 · Active in public MLS syndication (ROAM / GSREIN) |
| Parcel | 39W909623 |
| Bounding streets | Michoud Boulevard and Old Gentilly Road — already paved |
| Frontage / depth | 207.15 ft on Old Gentilly · 207.15 × 196.54 × 2,829.00 × 2,787.44 |
| Water / sewer / power / gas | Public (listing claim). Public sewer (listing claim). Entergy (listing claim). Other Gas (listing claim). MLS utilities are not a tap letter, not a capacity letter, and not a quote to bring three-phase onto this pad. Across the street ≠ stubbed at the transformer. |
| Tax legal | Listing tax legal (confirm with title): PRAIRIE LANDS SEC A LOT Z PTS 17 19 GENTILLY RD TO L AND N R R 207 OVER 196X2828 OVER 2809 VACANT. Purchase contract, ALTA survey, and title commitment replace this line. Ameridura does not own this parcel. |
| Ownership in this file | Not purchased. Not under contract in this file. Fee-simple target: the vacant industrial listing at 55197 Old Gentilly Road. If a different parcel closes, rewrite this file. If the plant is leased instead, the mortgage is replaced by a landlord waiver and assignment of lease — say that before a CDC spends an appraisal. |
The listing is one 12.70-acre industrial parcel. Phase I occupies 7 acres for the plant, truck yard, and house staging. The remaining ~5.7 acres stay on the same parcel as industrial yard / a future pad — not lots, not a street grid, not a 12-acre factory in product copy. Do not buy extra dirt on this note in order to subdivide it.
12 acres was an old working number for the factory. It is not this file. The locked plant is 7 acres. 12.70 acres is the researched listing across from NASA — the tract, not the factory size. If 55197 is the contract, Phase I occupies 7 acres of that 12.70-acre industrial parcel. The remaining ~5.7 acres stay as same-parcel truck yard / house staging / a future pad. Not lots. Not a street grid. Not a 12-acre factory in the brochure. Do not buy extra dirt on this note in order to subdivide it.
The $500,000 land line covers the $275,000 ask plus closing, survey, geotech, and a higher contract if 55197 is gone. Slack is not extra dirt and not a street grid. The $275,000 ask is not a purchase. Do not book it as closed.
What adjacency is — and is not
This street is why we are here
- This is a manufacturing street. A 40,000-SF house factory on a ~207' × 1,473' strip belongs here in a way it does not on a residential arterial.
- NASA is literally across Old Gentilly — 13800. Folgers is on the same street — 14601. Entergy’s gas plant is the west-edge neighbor the listing names.
- Utilities and trucking are already the neighborhood. That is why the $65,000 tap line is a tap, not a main extension — if the letters confirm the mains are at this ditch.
- Workforce shed is shared with those plants. That is a labor and location fact, not a customer.
- Once the shell is up, the improved real estate is 504 mortgage collateral on this corridor — not a shed in a pasture.
This street is not a contract
- Not a NASA purchase order.
- Not Folgers offtake.
- Not an Entergy offtake contract.
- Not a signed utility tap letter.
- Not a purchase of 55197 — research target only until a contract is in the file.
- Not Propel Park, and not any pad inside 13800.
- Not a reason to invent a land price above the purchase contract.
- Not a license to skip flood, levee, elevation, wetlands, or Phase I ESA on the specific parcel.
- Not a residential ‘NASA view’ premium. This is industrial location.
- Not a 12-acre factory and not a 25-acre campus. The plant is 7 acres.
New Orleans East is a flood-aware market. FEMA zone, NFIP, elevation, HSDRRS levee, pumps, and drainage are verified on the surveyed plant parcel. Campus marketing for on-site NASA development cites a 19.5-foot levee and pumps — that does not transfer to 55197 without the map and the survey.
Raw-land civil is a closing condition
Do not close on this dirt, and do not spend production-related advances, until survey, geotech, FEMA flood determination, wetlands screen, and written utility letters are in the file and a civil estimate has replaced the $200,000 planning line.
If civil comes back inside a few hundred thousand of $200,000, this file still works. If it comes back at $800,000–$2,500,000, we do not raise the $5,000,000 ceiling. We pick a different parcel (already filled / already powered), we lease an existing industrial shell, or we cut something else inside the $5,000,000 — equipment, demonstration, marketing — in a later revision. We do not pretend the machine line will also buy fill. We also do not walk away from this corridor because NASA is across a four-lane road — that is the point of 55197.
Fill / elevation
New Orleans East is flood-aware. Two to three feet of fill over a 7-acre pad is thousands of cubic yards. That line alone can exceed $300,000. NASA’s campus levee does not transfer to 55197 without the map.
If it goes badly · Often $0.5–$1.5 million before anything else.
Three-phase power
A 40,000-SF plant needs industrial power. Entergy already serves NASA, Folgers, and the Michoud Boulevard warehouses. MLS names Entergy at 55197. A tap plus transformer may fit. A letter still has to say so.
If it goes badly · A long primary extension is a six-figure to low-seven-figure utility job — the wrong parcel, not this corridor’s thesis.
Water and sewer
$65,000 in this file is a tap. MLS claims public water and public sewer at 55197. Across Old Gentilly is not a stub on this lot. A lift station or a long main is a different job.
If it goes badly · Often $150,000–$600,000 if the mains are not at the ditch.
Wetlands / stormwater
Delineation, mitigation, and detention on raw Gulf-South dirt are not a $45,000 drainage ditch. The lot runs from Old Gentilly back toward the L&N railroad.
If it goes badly · Mitigation and a real pond can run $200,000–$800,000+.
Getting trucks onto the pad
Old Gentilly already exists as the four-lane public street. The apron, culvert, and City driveway permit still have to exist. That is not a new road grid.
If it goes badly · A heavy-truck apron and culvert might be $40,000–$150,000. A new internal street is not this file.