Retail/Office
For Sale
$418,000
1020 E Dale St, New Iberia, LA 70560
Well-maintained building with an expansive sales floor, private offices, workspace, storage, a breakroom, and two restrooms.
Property Size3,100 SF
Price / SF$134.84
Days on Market86
Property Features for 1020 E Dale St
General Information
Standard status
Active
Size
3,100 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Coldwell Banker Trahan Real Estate Group
(337) 993-1414
Listed By:
Tanna Crifasi · License #0995701894
(337) 322-4814
Source:
Exprealty
Added: Jun 15
Changed: Sep 3
Last Checked: Sep 7 at 12:46PM
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 Trahan Real Estate Group
Investment Insights
Based on property information with market context.
Well-maintained retail/professional office building formerly operated as Armentor Jewelers. The interior includes an expansive sales floor along with private offices, additional workspace areas, storage, a breakroom, and two restrooms. The layout is designed with a separation between customer-facing and operational areas.
The property is positioned in an established commercial corridor with convenient access to Lewis Street, Admiral Doyle Drive, and Hwy 90. Nearby businesses include Regions Bank, First Horizon Bank, Iberia Medical Center, Walmart Supercenter, Ross Dress for Less, and Ollie’s Bargain Outlet.
A flexible configuration supports an owner-user or investor looking to adapt the building for retail or professional office use, including financial services, medical, legal, insurance, or other professional office users.
The property is positioned in an established commercial corridor with convenient access to Lewis Street, Admiral Doyle Drive, and Hwy 90. Nearby businesses include Regions Bank, First Horizon Bank, Iberia Medical Center, Walmart Supercenter, Ross Dress for Less, and Ollie’s Bargain Outlet.
A flexible configuration supports an owner-user or investor looking to adapt the building for retail or professional office use, including financial services, medical, legal, insurance, or other professional office users.
Key Highlights
- Well‑maintained retail/professional office building formerly operated as Armentor Jewelers
- Expansive sales floor plus private offices and additional workspace areas
- Includes storage, breakroom, and two restrooms
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
$26,114
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
6.25%
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%
$522,280
$522.3K
Cap Rate 7%
$373,057
$373.1K
Cap Rate 9%
$290,156
$290.2K
Market Conditions
NOI Build-Up for 3,100 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
$44.6K $14.40/SF
− Vacancy
−$9.8K −$3.17/SF
EGI
$34.8K $11.23/SF
− OpEx
−$8.7K −$2.81/SF
NOI
$26.1K $8.42/SF
Area
Iberia County, LA
Vacancy
22.00%
Lease Rate
$14.40 /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%
$522,280
Cap Rate 7%
$373,057
Cap Rate 9%
$290,156
Alternative Uses
Best Use
Office B
$373.1K
$326.4K – $435.2K
NOI $26,114 @ 7.0% cap · market cap 6.25%
Second Best
Retail
$356.4K
$311.8K – $415.8K
NOI $24,946 @ 7.0% cap · market cap 5.97%
Theoretical Best
Office A
$512.7K
$448.6K – $598.2K
NOI $35,891 @ 7.0% cap · market cap 8.59%
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
758
Businesses Nearby
Explore this area
Business Placement
Demographics for 70560, LA
39,457
Population
16,970
Households
2.3
Avg Household Size
38
Median Age
11%
College-Educated
80%
High-School Grad
176.1 sq mi
ZIP Area
224
Density / Sq Mi
$48,296
Median Household Income
$31,864
Median Earnings
$886
Median Rent
$126,500
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 building - Well-maintained building with an expansive sales floor, private offices, workspace, storage, a breakroom, and two restrooms.
Where is this office building located?
The property is located at 1020 E Dale St New Iberia, LA.
What is the asking price?
The asking price for this property is $418,000.
What are key features of this property?
This property features: Well‑maintained retail/professional office building formerly operated as Armentor Jewelers; Expansive sales floor plus private offices and additional workspace areas; Includes storage, breakroom, and two restrooms
