Ground-Level Office
New
For Sale
$145,000
412 W University Avenue, Lafayette, LA 70506
Commercial Sale, Lafayette, LA
Property Size1,000 SF
Price / SF$145
Days on Market2
Property Features for 412 W University Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
cm1
Parking features
Off Street
Exterior features
Pole Sign
Subdivision
University Avenue Office Condominiums
Directions
From Johnston St turn north on University Ave. In 3 blocks, building is on the right.
Standard status
Active
APN
6015511
Size
1,000 SF
Taxes and HOA fees
Tax Description
UNIT 104 UNIVERSITY AVENUE OFFICE CONDOMINIUMS
Legal Description
UNIT 104 UNIVERSITY AVENUE OFFICE CONDOMINIUMS
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Listing Agency:
Real Broker, LLC
(337) 534-0555
Listed By:
Mark Van Eaton · License #4771
(337) 654-5700
Added: Sep 4
Last Checked: Sep 5 at 9:06PM
MLS# 2600008344
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 1,000-square-foot office unit is positioned on the lower level and provides direct access to the property’s off-street parking. The space is served by central heating and central air, with public water available.
Located at 412 W University Avenue in Lafayette, Louisiana, the property carries CM1 zoning and includes a pole sign. Its ground-level configuration and convenient parking access support straightforward office use in an established commercial setting.
Located at 412 W University Avenue in Lafayette, Louisiana, the property carries CM1 zoning and includes a pole sign. Its ground-level configuration and convenient parking access support straightforward office use in an established commercial setting.
Key Highlights
- 1,000‑square‑foot downstairs office unit
- Off‑street parking with convenient lower‑level access
- CM1 zoning
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
$11,637
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
8.03%
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%
$232,740
$232.7K
Cap Rate 7%
$166,243
$166.2K
Cap Rate 9%
$129,300
$129.3K
Market Conditions
NOI Build-Up for 1,000 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
$18.0K $18.00/SF
− Vacancy
−$2.5K −$2.48/SF
EGI
$15.5K $15.52/SF
− OpEx
−$3.9K −$3.88/SF
NOI
$11.6K $11.64/SF
Area
Lafayette, LA
Vacancy
13.80%
Lease Rate
$18.00 /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%
$232,740
Cap Rate 7%
$166,243
Cap Rate 9%
$129,300
Alternative Uses
Best Use
Office B
$166.2K
$145.5K – $194.0K
NOI $11,637 @ 7.0% cap · market cap 8.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$236.4K
$206.9K – $275.8K
NOI $16,550 @ 7.0% cap · market cap 11.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 70506, LA
39,801
Population
20,296
Households
2
Avg Household Size
36
Median Age
37%
College-Educated
91%
High-School Grad
20.8 sq mi
ZIP Area
1,914
Density / Sq Mi
$55,553
Median Household Income
$38,764
Median Earnings
$1,024
Median Rent
$215,700
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?
Office units - Downstairs office unit with off-street parking, central air, and pole signage.
Where is this office units located?
The property is located at 412 W University Avenue Lafayette, LA.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: 1,000‑square‑foot downstairs office unit; Off‑street parking with convenient lower‑level access; CM1 zoning
