Medical Office Building with
For Sale
$995,000
2240 E GAUSE Boulevard, Slidell, LA 70461
Commercial, Slidell, LA
Property Size7,683 SF
Lot Size1.08 Acres
Price / SF$129.51
Days on Market23
Property Features for 2240 E GAUSE Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Subdivision
Not a Subdivision
Lot features
Oversized
Standard status
Active
APN
37630
Size
7,683 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Description
LOT 13 SQ 17 PEARL ACRES CB 1499 661
Legal Description
LOT 13 SQ 17 PEARL ACRES CB 1499 661
Utilities
Water source
Public
Building Details
Year built
2020
Floors in Building
1
Listing Agency:
KELLER WILLIAMS REALTY 455-0100
(504) 455-0100
Listed By:
Patty Bradford · License #54027
(504) 416-7747
Added: Aug 8
Changed: Aug 19
Last Checked: Aug 30 at 3:06PM
MLS# 2571529
Copyright © 2026 New Orleans Metropolitan Association 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.
Investment Insights
Based on property information with market context.
This 7,683-square-foot medical office property was built in 2020 and offers a move-in-ready professional setting. Recent improvements include fresh paint, some new flooring, and one brand-new complete interior and exterior HVAC unit. The building is supported by public water and sits on a 1.077-acre parcel zoned comm.
A newly striped parking lot and loading-and-unloading circle driveway support vehicle circulation for staff and visitors. The property is located on E Gause Boulevard in Slidell, moments from Ochsner Northshore Hospital. Its layout can accommodate either a unified medical or corporate office configuration or conversion to multi-tenant executive suites.
A newly striped parking lot and loading-and-unloading circle driveway support vehicle circulation for staff and visitors. The property is located on E Gause Boulevard in Slidell, moments from Ochsner Northshore Hospital. Its layout can accommodate either a unified medical or corporate office configuration or conversion to multi-tenant executive suites.
Key Highlights
- 7,683‑square‑foot medical office building constructed in 2020
- 1.077‑acre parcel with comm zoning
- Fresh paint and some new flooring
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
$87,181
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
8.76%
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%
$1,743,620
$1.7M
Cap Rate 7%
$1,245,443
$1.2M
Cap Rate 9%
$968,678
$968.7K
Market Conditions
NOI Build-Up for 7,683 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
$150.3K $19.56/SF
− Vacancy
−$34.0K −$4.43/SF
EGI
$116.2K $15.13/SF
− OpEx
−$29.1K −$3.78/SF
NOI
$87.2K $11.35/SF
Area
St. Tammany County, LA
Vacancy
22.65%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
25.00%
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%
$1,743,620
Cap Rate 7%
$1,245,443
Cap Rate 9%
$968,678
Alternative Uses
Best Use
Healthcare Medical
$1.38M
$1.21M – $1.61M
NOI $96,676 @ 7.0% cap · market cap 9.72%
Second Best
Office B
$1.25M
$1.09M – $1.45M
NOI $87,181 @ 7.0% cap · market cap 8.76%
Theoretical Best
Multifamily LT 5
$82.82M
$72.47M – $96.63M
NOI $5,797,653 @ 7.0% cap · market cap 582.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
838
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70461, LA
30,740
Population
12,900
Households
2.4
Avg Household Size
39
Median Age
31%
College-Educated
89%
High-School Grad
53.5 sq mi
ZIP Area
575
Density / Sq Mi
$88,035
Median Household Income
$48,351
Median Earnings
$1,201
Median Rent
$267,100
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.
Similar Off Market Nearby
- Pelican Veterinary Hospital — 1935 Gause Blvd E, Slidell, LA 70461
- Blust Wayne E DVM — 2190 Gause Blvd, Slidell, LA 70461
- Dr Nicholas J Milazo — 2190 gause blvd, slidell, la 70461
Frequently Asked Questions
What type of property is this?
Medical Office Space - Move-in-ready medical office property with updated interiors, public water, and a parking layout designed for staff and visitor circulation.
Where is this medical office space located?
The property is located at 2240 E GAUSE Boulevard Slidell, LA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 7,683‑square‑foot medical office building constructed in 2020; 1.077‑acre parcel with comm zoning; Fresh paint and some new flooring
