Building Details

Year built 1998

Floors in Building 1

Listing Agency: 1 Percent Lists k***@1percentlists.com Show Phone

Listed By: Taylor Dossett Finn Show Phone

Added: Jun 4 Changed: Sep 2 Last Checked: Sep 9 at 6:06AM

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MLS# 2561233

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 mixed-use property includes an approximately 1,850-square-foot building arranged with four separate rooms, a bathroom, and a central main area. The flexible interior is identified for potential restaurant, warehouse, retail, office, or mixed-use applications. The property is being sold as-is.

Major improvements completed in 2026 include a new roof, full exterior stucco, and a new garage door. The approximately 0.57-acre parcel provides room for parking, equipment storage, outdoor operations, or future expansion. The property carries NK zoning, is served by a well, and was built in 1998.

Located at 76101 HWY 435 SPUR in Talisheek, Louisiana, the property offers road frontage and is situated in St. Tammany Parish. Buyers are to verify zoning, utilities, measurements, and intended use.

Key Highlights

• Approximately 1,850‑square‑foot building with four separate rooms, a bathroom, and a spacious main area
• Approximately 0.57 acres with road frontage
• 2026 improvements include a new roof, fresh exterior stucco, and a new garage door

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

$19,148

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

5.49%

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%

$382,960 $383.0K

Cap Rate 7%

$273,543 $273.5K

Cap Rate 9%

$212,756 $212.8K

Market Conditions

NOI Build-Up for 1,850 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

$33.3K $18.00/SF

− Vacancy

−$2.7K −$1.44/SF

EGI

$30.6K $16.56/SF

− OpEx

−$11.5K −$6.21/SF

NOI

$19.1K $10.35/SF

Area

St. Tammany County, LA

Vacancy

8.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

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%

$382,960

Cap Rate 7%

$273,543

Cap Rate 9%

$212,756

Alternative Uses

Best Use

Mixed Use

$273.5K

$239.4K – $319.1K (±1% cap)

NOI $19,148 @ 7.0% cap · market cap 5.49%

Second Best

Flex RnD

$249.7K

$218.5K – $291.3K (±1% cap)

NOI $17,478 @ 7.0% cap · market cap 5.01%

Theoretical Best

Multifamily LT 5

$19.94M

$17.45M – $23.27M (±1% cap)

NOI $1,396,025 @ 7.0% cap · market cap 400.01%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Flex space

Lease Details

Yes

Paved road access

Location Intelligence

Demographics for 70464, LA

220

Population

137

Households

1.6

Avg Household Size

39

Median Age

34%

High-School Grad

3.4 sq mi

ZIP Area

65

Density / Sq Mi

$11,188

Median Household Income

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - The building includes four rooms, a bathroom, and a central main area for adaptable commercial or residential configurations.

Where is this mixed-use property located?

The property is located at 76101 HWY 435 SPUR Talisheek, LA.

What is the asking price?

The asking price for this property is $349,000.

What are key features of this property?

This property features: Approximately 1,850‑square‑foot building with four separate rooms, a bathroom, and a spacious main area; Approximately 0.57 acres with road frontage; 2026 improvements include a new roof, fresh exterior stucco, and a new garage door