Industrial Warehouse with Fenced
For Sale
$300,000
1803 Mills Avenue, Breaux Bridge, LA 70517
COMMERCIAL - Breaux Bridge, LA
Property Size5,200 SF
Lot Size1.32 Acres
Price / SF$57.69
Days on Market24
Property Features for 1803 Mills Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Exterior features
OH Door 10 - 15 Ft, Stabilized Yard Base
Directions
From Lafayette, take Carmel Drive - Cross Parish Line and Property will be on the right immediately after Industrial Drive.
Subdivision
M1
Standard status
Active
APN
0890003273
Size
5,200 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Description
1.324 AC: BEING PARCEL C PER PLAT OF SURVEY #367107COB: 723-525-171977 731-819-173952 773-516-184041 1336-062-323818 1368-359-340606 1406-638-367107 1471-348-400471 1471-352-400472 1557-65-432727
Legal Description
1.324 AC: BEING PARCEL C PER PLAT OF SURVEY #367107COB: 723-525-171977 731-819-173952 773-516-184041 1336-062-323818 1368-359-340606 1406-638-367107 1471-348-400471 1471-352-400472 1557-65-432727
Utilities
Sewer type
Private Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
HUNCO Real Estate
(337) 889-5711
Listed By:
William G Raines · License #0995684992
(337) 344-7173
Added: Jul 20
Changed: Aug 4
Last Checked: Aug 12 at 5:06PM
MLS# 2600006638
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.
This industrial warehouse and office property includes approximately 4,000 square feet of shop/warehouse space with three 14-foot roll-up doors, plus 1,000 square feet of climate-controlled space. An additional office component totals approximately 1,200 square feet and contains three private offices, one restroom, and a conference room/breakroom to support on-site administrative needs. The exterior features a fully fenced, stabilized yard designed to accommodate equipment, vehicle, and material storage.
The property is located at 1803 Mills Avenue in Breaux Bridge, St. Martin Parish, and is described as being just minutes from Interstate 10 for access to major transportation corridors.
The facility is served with 3-phase power and offers a secure fenced perimeter, combining enclosed warehouse work areas with substantial outdoor storage space for industrial operations.
The property is located at 1803 Mills Avenue in Breaux Bridge, St. Martin Parish, and is described as being just minutes from Interstate 10 for access to major transportation corridors.
The facility is served with 3-phase power and offers a secure fenced perimeter, combining enclosed warehouse work areas with substantial outdoor storage space for industrial operations.
Key Highlights
- Approximately 5,200 SF industrial warehouse on 1.33 acres with a fully fenced, stabilized yard
- Shop/warehouse includes approximately 4,000 SF and three 14‑ft roll‑up doors
- 1,000 SF climate‑controlled space plus an additional approximately 1,200 SF office component
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
$26,547
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
8.85%
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%
$530,940
$530.9K
Cap Rate 7%
$379,243
$379.2K
Cap Rate 9%
$294,967
$295.0K
Market Conditions
NOI Build-Up for 5,200 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
$40.6K $7.80/SF
− Vacancy
−$2.6K −$0.51/SF
EGI
$37.9K $7.29/SF
− OpEx
−$11.4K −$2.19/SF
NOI
$26.5K $5.11/SF
Area
St. Martin County, LA
Vacancy
6.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$530,940
Cap Rate 7%
$379,243
Cap Rate 9%
$294,967
Alternative Uses
Best Use
Office B
$852.4K
$745.9K – $994.5K
NOI $59,670 @ 7.0% cap · market cap 19.89%
Second Best
Flex RnD
$484.4K
$423.9K – $565.1K
NOI $33,908 @ 7.0% cap · market cap 11.30%
Theoretical Best
Office A
$1.14M
$999.2K – $1.33M
NOI $79,934 @ 7.0% cap · market cap 26.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Under-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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial warehouse offers shop space with three 14-foot roll-up doors, climate-controlled office, and a fully fenced stabilized yard.
Where is this flex space located?
The property is located at 1803 Mills Avenue Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Approximately 5,200 SF industrial warehouse on 1.33 acres with a fully fenced, stabilized yard; Shop/warehouse includes approximately 4,000 SF and three 14‑ft roll‑up doors; 1,000 SF climate‑controlled space plus an additional approximately 1,200 SF office component
