Flex Space with Grade-Level
For Sale
$450,000
1010 Contractors Circle #C, Bossier City, LA 71111
Industrial-zoned office and warehouse property with gated access, security monitoring, and a practical business layout.
Property Size4,000 SF
Price / SF$112.50
Days on Market67
Property Features for 1010 Contractors Circle #C
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
8
Property subtype
Industrial
Zoning
I-1
Amenities
8 Parking Spaces
Building Details
Year Built
2023
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 4:59PM
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.
Built in 2023, this 4,000-square-foot flex property combines dedicated office space with warehouse functionality. The interior provides five private offices, a reception area, kitchenette, and two restrooms, including one with a shower. Warehouse operations are supported by a 12' x 12' grade-level overhead door that opens toward a newly asphalted parking area.
The property is located at 1010 Contractors Circle #C in Bossier City, near Benton Road and Shed Road. Zoning is I-1. Gated entry is available through remote or keypad access, and security cameras monitor the property 24/7. The configuration supports a range of industrial and service-oriented operations, including contractor, distribution, and light manufacturing uses as identified for the property.
The property is located at 1010 Contractors Circle #C in Bossier City, near Benton Road and Shed Road. Zoning is I-1. Gated entry is available through remote or keypad access, and security cameras monitor the property 24/7. The configuration supports a range of industrial and service-oriented operations, including contractor, distribution, and light manufacturing uses as identified for the property.
Key Highlights
- 4,000‑square‑foot flex property with office and warehouse areas
- Built in 2023 with five private offices and a reception area
- 12' x 12' grade‑level overhead 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
$39,474
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
8.77%
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%
$789,480
$789.5K
Cap Rate 7%
$563,914
$563.9K
Cap Rate 9%
$438,600
$438.6K
Market Conditions
NOI Build-Up for 4,000 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
$61.9K $15.48/SF
− Vacancy
−$9.3K −$2.32/SF
EGI
$52.6K $13.16/SF
− OpEx
−$13.2K −$3.29/SF
NOI
$39.5K $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%
$789,480
Cap Rate 7%
$563,914
Cap Rate 9%
$438,600
Alternative Uses
Best Use
Office B
$563.9K
$493.4K – $657.9K
NOI $39,474 @ 7.0% cap · market cap 8.77%
Second Best
Flex RnD
$493.0K
$431.4K – $575.2K
NOI $34,513 @ 7.0% cap · market cap 7.67%
Theoretical Best
Office A
$680.9K
$595.8K – $794.4K
NOI $47,664 @ 7.0% cap · market cap 10.59%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial-zoned office and warehouse property with gated access, security monitoring, and a practical business layout.
Where is this flex space located?
The property is located at 1010 Contractors Circle #C Bossier City, LA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,000‑square‑foot flex property with office and warehouse areas; Built in 2023 with five private offices and a reception area; 12' x 12' grade‑level overhead door
