New Construction Flex
For Sale
$1,359,000
1010 Contractors Cir, Bossier City, LA 71111
Two-unit commercial property combines conditioned offices, warehouse areas, and secured access in a professional industrial setting.
Property Size9,750 SF
Price / SF$139.38
Days on Market67
Property Features for 1010 Contractors Cir
General Information
Standard status
Active
Size
9,750 SF
Total Parking Spaces
20
Property subtype
Industrial
Zoning
I-1
Amenities
Power
Water
Sewer
20 Parking Spaces
Building Details
Year Built
2026
Listing Agency:
Coldwell Banker Commercial Apex REALTORS
(318) 780-4212
Listed By:
Karen Hoell · License #0995682823
(318) 780-4212
Source:
Lacdb.resimplifi
Added: Jun 25
Changed: Aug 29
Last Checked: Aug 29 at 4:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial Apex REALTORS
Investment Insights
Based on property information with market context.
Completed in 2026, this I-1 flex property contains two commercial units totaling 9,750 square feet. Unit D-1 provides approximately 5,225 square feet with two private offices, one restroom, open warehouse space, and four 14' x 14' grade-level overhead doors. Unit D-2 measures approximately 4,225 square feet and includes two private offices, one restroom, open warehouse space, and three 14' x 14' grade-level overhead doors. Offices, restrooms, and warehouse areas are heated and cooled, while spray-foam insulation covers the exterior walls and ceilings.
The property is at 1010 Contractors Cir in Bossier City, off Benton and Shed Road. A security gate with 24/7 monitored access serves the property, and the building includes a large asphalt parking area. Both units are currently fully leased.
The property is at 1010 Contractors Cir in Bossier City, off Benton and Shed Road. A security gate with 24/7 monitored access serves the property, and the building includes a large asphalt parking area. Both units are currently fully leased.
Key Highlights
- 9,750‑square‑foot flex property completed in 2026
- Two‑unit configuration with approximately 5,225 SF and 4,225 SF units
- Unit D‑1 includes four 14' x 14' grade‑level overhead doors
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
$96,218
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
7.08%
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%
$1,924,360
$1.9M
Cap Rate 7%
$1,374,543
$1.4M
Cap Rate 9%
$1,069,089
$1.1M
Market Conditions
NOI Build-Up for 9,750 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
$150.9K $15.48/SF
− Vacancy
−$22.6K −$2.32/SF
EGI
$128.3K $13.16/SF
− OpEx
−$32.1K −$3.29/SF
NOI
$96.2K $9.87/SF
Area
Bossier County, LA
Vacancy
15.00%
Lease Rate
$15.48 /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%
$1,924,360
Cap Rate 7%
$1,374,543
Cap Rate 9%
$1,069,089
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $96,218 @ 7.0% cap · market cap 7.08%
Second Best
Flex RnD
$1.20M
$1.05M – $1.40M
NOI $84,124 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,180 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71111, LA
44,476
Population
19,563
Households
2.3
Avg Household Size
35
Median Age
31%
College-Educated
91%
High-School Grad
45.2 sq mi
ZIP Area
984
Density / Sq Mi
$66,465
Median Household Income
$43,483
Median Earnings
$1,065
Median Rent
$268,600
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?
Flex space - Two-unit commercial property combines conditioned offices, warehouse areas, and secured access in a professional industrial setting.
Where is this flex space located?
The property is located at 1010 Contractors Cir Bossier City, LA.
What is the asking price?
The asking price for this property is $1,359,000.
What are key features of this property?
This property features: 9,750‑square‑foot flex property completed in 2026; Two‑unit configuration with approximately 5,225 SF and 4,225 SF units; Unit D‑1 includes four 14' x 14' grade‑level overhead doors
