Beau Chene Office Park
For Sale
$1,724,700
102 Fountainbleau Drive A, Mandeville, LA 70471
Mixed-use building in a large subdivision, customizable to buyer.
Property Size5,749 SF
Price / SF$300
Days on Market269
Property Features for 102 Fountainbleau Drive A
General Information
Standard status
Active
Size
5,749 SF
Property subtype
Mixed Use
Building Details
Building Size
5,749 SF
Year Built
2026
Listing Agency:
Coldwell Banker TEC Commercial
(504) 566-1777
Listed By:
Mark Inman · License #000076838
Source:
Cbcworldwide
Added: Dec 3, 2025
Changed: Aug 9
Last Checked: Aug 28 at 6:48AM
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 TEC Commercial
Investment Insights
Based on property information with market context.
This mixed-use property is located in Beau Chene Office Park II, part of a large subdivision with a Traditional Neighborhood Development (TND) atmosphere. Situated between the I-12 and Highway 22/190 intersections at the Fountainbleau entry into Beau Chene, the property offers convenient access. The developer offers the option to build the unit to suit the buyer's or tenant's needs, with an estimated completion time of approximately 12 months after contract. The property size is 5749 square feet.
Key Highlights
- Opportunity to own a building in Beau Chene Office Park II.
- Located in a large subdivision with a TND (Traditional Neighborhood Development) atmosphere.
- Convenient location between I‑12 and Highway 22/190.
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
$59,502
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
3.45%
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%
$1,190,040
$1.2M
Cap Rate 7%
$850,029
$850.0K
Cap Rate 9%
$661,133
$661.1K
Market Conditions
NOI Build-Up for 5,749 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
$103.5K $18.00/SF
− Vacancy
−$8.3K −$1.44/SF
EGI
$95.2K $16.56/SF
− OpEx
−$35.7K −$6.21/SF
NOI
$59.5K $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%
$1,190,040
Cap Rate 7%
$850,029
Cap Rate 9%
$661,133
Alternative Uses
Best Use
Mixed Use
$850.0K
$743.8K – $991.7K
NOI $59,502 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$61.97M
$54.23M – $72.30M
NOI $4,338,242 @ 7.0% cap · market cap 251.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
286
Businesses Nearby
Explore this area
Business Placement
Demographics for 70471, LA
23,334
Population
10,341
Households
2.3
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
28.9 sq mi
ZIP Area
807
Density / Sq Mi
$96,510
Median Household Income
$52,523
Median Earnings
$1,282
Median Rent
$370,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building in a large subdivision, customizable to buyer.
Where is this mixed-use property located?
The property is located at 102 Fountainbleau Drive A Mandeville, LA.
What is the asking price?
The asking price for this property is $1,724,700.
What are key features of this property?
This property features: Opportunity to own a building in Beau Chene Office Park II.; Located in a large subdivision with a TND (Traditional Neighborhood Development) atmosphere.; Convenient location between I‑12 and Highway 22/190.
