Turnkey Bed and Breakfast with Five
For Sale
$475,000
1138 Lawless Tauzin Road, Breaux Bridge, LA 70517
COMMERCIAL - Breaux Bridge, LA
Property Size3,016 SF
Lot Size2.98 Acres
Price / SF$157.49
Days on Market37
Property Features for 1138 Lawless Tauzin Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Residential
Parking features
Off Street
Exterior features
Partially Fenced, Outside Storage
Fencing
Partial
Subdivision
Rural Tract (NO Subd)
Lot features
Additional Land Avail, Water Frontage
Directions
LA-94 E/Carmel Dr, Turn left onto LA-31/Berard St, Turn left onto LA-341 N, left on Lawless Tauzin Rd
Standard status
Active
APN
05002a2614
Size
3,016 SF
Lot size
2.98 Acres
Taxes and HOA fees
Tax Description
2.977 AC: LAWLESS TAUZIN RD., ROBIN, COULEE, ALLEN as per plat of survey attached Lots 2-B-1 and 2-B-2
Legal Description
2.977 AC: LAWLESS TAUZIN RD., ROBIN, COULEE, ALLEN as per plat of survey attached Lots 2-B-1 and 2-B-2
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Electric (Heating), Wall Furnace, Central
Cooling system
Central Air, Window Unit(s), Ceiling Fan(s)
Water source
Public
Amenities
stocked pond
Building Details
Floors in Building
1
Flooring type
Vinyl, Wood, Tile
Roof type
Metal
Additional Structures
Storage
Listing Agency:
RE/MAX Acadiana · RE/MAX International
(337) 984-8470
Listed By:
Brandi C McKnight · License #99564199
(337) 316-1320
Added: Jul 31
Changed: Aug 4
Last Checked: Sep 4 at 11:06PM
MLS# 2600007100
Copyright © 2026 Realtor Association of Acadiana. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Cajun Country Cottages Bed and Breakfast is offered as a fully turnkey hospitality operation featuring five furnished cottages, existing bookings, the established business name, and a website. The property is set peacefully around a serene, stocked pond and includes exterior features such as partially fenced grounds and outside storage. Interior finishes include tile, vinyl, and wood flooring.
On-site utilities include public water and septic with a private sewer system. The home has a metal roof. Comfort is supported by a mix of heating and cooling systems, including wall furnaces, central electric heat, window units, central air, and ceiling fans. Parking is available off street.
This Bed and Breakfast is located at 1138 Lawless Tauzin Road in Breaux Bridge, in St. Martin Parish.
On-site utilities include public water and septic with a private sewer system. The home has a metal roof. Comfort is supported by a mix of heating and cooling systems, including wall furnaces, central electric heat, window units, central air, and ceiling fans. Parking is available off street.
This Bed and Breakfast is located at 1138 Lawless Tauzin Road in Breaux Bridge, in St. Martin Parish.
Key Highlights
- Five furnished cottages in a fully turnkey Bed and Breakfast operation
- Stocked pond setting
- 2.98‑acre property
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
$15,472
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
3.26%
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%
$309,440
$309.4K
Cap Rate 7%
$221,029
$221.0K
Cap Rate 9%
$171,911
$171.9K
Market Conditions
NOI Build-Up for 3,016 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
$43.4K $14.40/SF
− Vacancy
−$10.9K −$3.60/SF
EGI
$32.6K $10.80/SF
− OpEx
−$17.1K −$5.67/SF
NOI
$15.5K $5.13/SF
Area
St. Martin County, LA
Vacancy
25.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$309,440
Cap Rate 7%
$221,029
Cap Rate 9%
$171,911
Alternative Uses
Best Use
Hotel Hospitality
$221.0K
$193.4K – $257.9K
NOI $15,472 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$662.3K
$579.5K – $772.7K
NOI $46,362 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70517, LA
26,434
Population
11,884
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
81%
High-School Grad
168.7 sq mi
ZIP Area
157
Density / Sq Mi
$58,342
Median Household Income
$40,119
Median Earnings
$938
Median Rent
$151,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Lakeside Cabin — 1076 Lawless Tauzin Rd, Breaux Bridge, LA 70517
- Cajun Country Cottages Bed and Breakfast — 1138 Lawless Tauzin Rd, Breaux Bridge, LA 70517
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Fully turnkey Bed and Breakfast with five furnished cottages, a stocked pond setting, public water, and off-street parking.
Where is this bed & breakfast located?
The property is located at 1138 Lawless Tauzin Road Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Five furnished cottages in a fully turnkey Bed and Breakfast operation; Stocked pond setting; 2.98‑acre property
