Office Complex with Roll-Up
For Sale
$399,000
537 W HIGHWAY 2, Sterlington, LA 71280
COMMERCIAL/INDUSTRIAL, Sterlington, LA
Property Size2,400 SF
Lot Size1.00 Acre
Price / SF$166.25
Days on Market97
Property Features for 537 W HIGHWAY 2
General Information
Property type
Residential
Property subtype
Office
Rooms
Kitchen
Interior features
Private Bathrooms
Exterior features
Gutters
Lot features
Plat Map
Directions
From Hwy 165 in Sterlington, turn left atlight onto Hwy 2. Cross the bridge.Property is on the left.
Subdivision
135 HWY 165 N/Egrets Landing/Sterlington Area
Standard status
Active
APN
0080055961
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
See Extended Legal
Legal Description
See Extended Legal
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Building Details
Building materials
Metal
Roof type
Metal
Listing Agency:
Harrison Lilly
(318) 667-8458
Listed By:
DJ Fortenberry
(318) 381-0420
Added: Jun 4
Changed: Sep 8
Last Checked: Sep 8 at 5:06PM
MLS# 219660
Copyright © 2026 Northeast Louisiana 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 approximately 2,400-square-foot office complex occupies 1 acre and provides a practical layout for professional or business operations. The interior includes multiple private offices, a conference room, kitchen, restrooms, and private bathrooms. A roll-up door remains in place and may be returned to service for added functional flexibility. Metal construction, a metal roof, central air, and heat-pump heating complete the improvements.
The property is located at 537 W Highway 2 in Sterlington, directly off LA Highway 2. Ample parking is available for employees and clients. The stove and refrigerator are excluded, while office furniture may be purchased separately.
The property is located at 537 W Highway 2 in Sterlington, directly off LA Highway 2. Ample parking is available for employees and clients. The stove and refrigerator are excluded, while office furniture may be purchased separately.
Key Highlights
- Approximately 2,400 square feet of office space on 1 acre
- Multiple private offices plus a conference room
- Kitchen, restrooms, and private bathrooms included
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
$20,667
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
5.18%
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%
$413,340
$413.3K
Cap Rate 7%
$295,243
$295.2K
Cap Rate 9%
$229,633
$229.6K
Market Conditions
NOI Build-Up for 2,400 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
$34.6K $14.40/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$31.8K $13.25/SF
− OpEx
−$11.1K −$4.64/SF
NOI
$20.7K $8.61/SF
Area
Ouachita County, LA
Vacancy
8.00%
Lease Rate
$14.40 /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%
$413,340
Cap Rate 7%
$295,243
Cap Rate 9%
$229,633
Alternative Uses
Best Use
Office B
$1.03M
$903.5K – $1.20M
NOI $72,278 @ 7.0% cap · market cap 18.11%
Second Best
Flex RnD
$295.2K
$258.3K – $344.5K
NOI $20,667 @ 7.0% cap · market cap 5.18%
Theoretical Best
Multifamily LT 5
$25.85M
$22.62M – $30.16M
NOI $1,809,586 @ 7.0% cap · market cap 453.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 71280, LA
4,708
Population
2,280
Households
2.1
Avg Household Size
37
Median Age
25%
College-Educated
88%
High-School Grad
59.4 sq mi
ZIP Area
79
Density / Sq Mi
$75,768
Median Household Income
$47,789
Median Earnings
$1,043
Median Rent
$260,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Versatile office layout with private rooms, conference space, kitchen, restrooms, and parking near LA Highway 2.
Where is this office units located?
The property is located at 537 W HIGHWAY 2 Sterlington, LA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Approximately 2,400 square feet of office space on 1 acre; Multiple private offices plus a conference room; Kitchen, restrooms, and private bathrooms included
