Flex Space with Metal
For Sale
$205,500
2834 Hwy 513, Mansfield, LA 71052
Commercial Sale, Mansfield, LA
Property Size1,200 SF
Lot Size5.65 Acres
Price / SF$171.25
Days on Market257
Property Features for 2834 Hwy 513
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Standard status
Active
Lot size
5.65 Acres
Utilities
Sewer type
Septic Tank
Water source
Public
Amenities
metal shed cover
portable building
Building Details
Year built
2021
Building materials
Aluminum
Roof type
Metal
Listing Agency:
Clearview Realty
Listed By:
Sandi Suire · License #0781994
(318) 947-0447
Added: Jan 3
Changed: Sep 4
Last Checked: Sep 17 at 4:06AM
MLS# 11624332
Copyright © 2026 My State MLS. 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 flex property occupies 5.65 acres outside city limits and includes a 30x40 metal shop completed in 2021 on a concrete foundation. The building has one roll-up bay door and one walk-through door, with an attached 30x40 metal shed cover for additional covered workspace or storage. An 8x12 portable building provides dedicated office space.
The site is wide open, with driveway access and room for parking, equipment maneuvering, fleet vehicles, or material storage. Public water and a septic tank serve the property. The address is 2834 Hwy 513 in Mansfield, Louisiana, within De Soto Parish.
The site is wide open, with driveway access and room for parking, equipment maneuvering, fleet vehicles, or material storage. Public water and a septic tank serve the property. The address is 2834 Hwy 513 in Mansfield, Louisiana, within De Soto Parish.
Key Highlights
- 5.65 unrestricted acres outside city limits
- 30x40 metal shop built in 2021 on a concrete foundation
- Attached 30x40 metal shed cover
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
$7,919
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
3.85%
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%
$158,380
$158.4K
Cap Rate 7%
$113,129
$113.1K
Cap Rate 9%
$87,989
$88.0K
Market Conditions
NOI Build-Up for 1,200 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
$13.0K $10.80/SF
− Vacancy
−$778 −$0.65/SF
EGI
$12.2K $10.15/SF
− OpEx
−$4.3K −$3.55/SF
NOI
$7.9K $6.60/SF
Area
De Soto County, LA
Vacancy
6.00%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
35.00%
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%
$158,380
Cap Rate 7%
$113,129
Cap Rate 9%
$87,989
Alternative Uses
Best Use
Flex RnD
$113.1K
$99.0K – $132.0K
NOI $7,919 @ 7.0% cap · market cap 3.85%
Second Best
Industrial
$107.4K
$94.0K – $125.3K
NOI $7,516 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$253.3K
$221.6K – $295.5K
NOI $17,729 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71052, LA
9,409
Population
4,579
Households
2.1
Avg Household Size
41
Median Age
6%
College-Educated
78%
High-School Grad
319.9 sq mi
ZIP Area
29
Density / Sq Mi
$34,661
Median Household Income
$26,207
Median Earnings
$694
Median Rent
$92,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Unrestricted acreage outside city limits includes a newer shop, covered work area, and portable office.
Where is this flex space located?
The property is located at 2834 Hwy 513 Mansfield, LA.
What is the asking price?
The asking price for this property is $205,500.
What are key features of this property?
This property features: 5.65 unrestricted acres outside city limits; 30x40 metal shop built in 2021 on a concrete foundation; Attached 30x40 metal shed cover
