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    122 Highway 398 Labadieville, LA 70372

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    For Sale
    Contact for pricing

    COMMERCIAL - Labadieville, LA

    Property size:
    8,000 SF
    Lot size:
    1.06 Acres
    Days on Market:
    131
    Last Refresh:
    Feb 6 at 10:06 am

    Property Features for 122 Highway 398

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Parking features
    Parking Lot
    Exterior features
    Pole Sign
    Size
    8,000 SF
    Lot size
    1.06 Acres

    Utilities

    Utilities
    Natural Gas Available
    Heating system
    Electric (Heating)
    Cooling system
    Central Air
    Water source
    Private

    Building Details

    Roof type
    Metal

    We can help!

    Listing Contact
    S.P. LaRussa

    LaRussa Real Estate Agency, Inc. (985) 804-3208

    Listing agent Sheila Oncale (985) 790-4904

    Listing date Sep 29, 2025

    MLS# 2024011084

    Copyright © 2026 Bayou Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Labadieville Commercial Building For Sale

    This 8,000 square foot vacant building in Labadieville, Louisiana, is available for sale or NNN lease. Originally constructed and occupied by Family Dollar since 2001, the building is in great condition, featuring a 16-foot eve height, 5-ton, and 3-phase air conditioning units. It includes a pylon sign and ample parking. The property is situated on a 1.06-acre lot with 205 feet of frontage and is easily accessible via LA Highway 398. Its location near a corner with a signal light provides high visibility and high traffic. The building's size and high parking ratio make it suitable for redevelopment into numerous alternative uses. The outstanding unobstructed interior layout allows for a multitude of retail or office uses. The property is available for purchase or NNN lease for a credit tenant.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Labadieville
    County
    Assumption
    State
    Louisiana
    Longitude
    -90.945323
    Latitude
    29.831146

    Nearby Similar for Sale

    • $485,000
      8,000 SF

      Labadieville Freestanding Vacant Building

      8,000 SF vacant building in excellent condition on 1.06-acre lot.
      122 Highway 398, Labadieville, LA 70372
      View Details
    • $140,000

      3-Acre Animal Haven with Barn

      3-acre property with barn, stalls, and potential for livestock.
      201 Oak St, Labadieville, LA 70372
      View Details

    FAQs

    What type of property is this?
    Storefront property - 8,000 SF vacant building on 1.06 acres available for sale.
    Where is this storefront property located?
    The property is located at 122 Highway 398 Labadieville, LA.
    What is the asking price?
    The asking price for this property is $3,400.
    What are key features of this property?
    This property features: - High-visibility location near a signalized corner in a high-traffic area.; - Large 8,000 SF vacant building suitable for sale or NNN lease.; - **Priced significantly below replacement cost at $60.62 PSF.**
    (985) 804-3208
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    122 Highway 398 Labadieville, LA 70372
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    Labadieville, LA 70372
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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
    122 Highway 398 Labadieville, LA 70372
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    We can help!
    Listing Contact
    S.P. LaRussa
    (985) 804-3208
    Learn more
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