Mixed-Use Commercial
For Sale
$479,000
106 Saint Charles Street, Grand Coteau, LA 70541
Commercial Sale, Grand Coteau, LA
Property Size4,000 SF
Lot Size0.70 Acres
Price / SF$119.75
Days on Market157
Property Features for 106 Saint Charles Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
com
Parking features
Parking Lot
Exterior features
Door Sign, Pole Sign
Directions
I-49 North to exit 11 for LA-93 toward Sunset/Grand Coteau, turn right onto LA-93 turn right onto E MLK Dr (which is St Charles) Station is in the curve.
Subdivision
L1
Standard status
Active
APN
0200547900
Size
4,000 SF
Lot size
0.70 Acres
Taxes and HOA fees
Tax Description
1 LOT 1 (.30 AC) TRIANGULAR IN SHAPE (37.80X175.53X110.80X191.13) NE HWY 93 SW CHATRAIN ST SE LEGER IN SEC 93 T-7S R-4E FRONTING 37.80' ON CHATRAIN ST 1 LOT 2 (100X174.54X175.53X100) (.402 AC) NE HY 93 NW LOT 1 SW CHATRAIN ST SE MUT IN SEC 93 T-7S R-4E FR
Legal Description
1 LOT 1 (.30 AC) TRIANGULAR IN SHAPE (37.80X175.53X110.80X191.13) NE HWY 93 SW CHATRAIN ST SE LEGER IN SEC 93 T-7S R-4E FRONTING 37.80' ON CHATRAIN ST 1 LOT 2 (100X174.54X175.53X100) (.402 AC) NE HY 93 NW LOT 1 SW CHATRAIN ST SE MUT IN SEC 93 T-7S R-4E FR
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Roof type
Metal
Listing Agency:
Guidry & Co. Real Estate, Inc.
(337) 984-4345
Listed By:
Andrea Laborde · License #0995690746
(337) 277-6503
Added: Apr 10
Changed: Sep 13
Last Checked: Sep 13 at 3:06AM
MLS# 2600003143
Copyright © 2026 Realtor Association of Acadiana. 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 commercial property at 106 Saint Charles Street includes approximately 4,000 square feet on 0.7 acres. The building previously accommodated several business functions, including a gas station, convenience store, deli, daiquiri shop, game room, and poker room. A metal roof, central heating, central air, public water, and on-site parking are in place.
The property is located in Grand Coteau, Louisiana, with access to I-49. Exterior improvements include both a door sign and a pole sign. The commercial zoning designation is listed as com, providing a basis for evaluating the property within its existing mixed-use configuration.
The property is located in Grand Coteau, Louisiana, with access to I-49. Exterior improvements include both a door sign and a pole sign. The commercial zoning designation is listed as com, providing a basis for evaluating the property within its existing mixed-use configuration.
Key Highlights
- 4,000‑square‑foot mixed‑use commercial property on 0.7 acres
- Former gas station, convenience store, deli, daiquiri shop, game room, and poker room
- Access to I‑49
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
$38,833
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
8.11%
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%
$776,660
$776.7K
Cap Rate 7%
$554,757
$554.8K
Cap Rate 9%
$431,478
$431.5K
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
$55.2K $13.80/SF
− Vacancy
−$3.4K −$0.86/SF
EGI
$51.8K $12.94/SF
− OpEx
−$12.9K −$3.24/SF
NOI
$38.8K $9.71/SF
Area
St. Landry County, LA
Vacancy
6.20%
Lease Rate
$13.80 /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%
$776,660
Cap Rate 7%
$554,757
Cap Rate 9%
$431,478
Alternative Uses
Best Use
Specialty Retail
$554.8K
$485.4K – $647.2K
NOI $38,833 @ 7.0% cap · market cap 8.11%
Second Best
Retail
$397.4K
$347.8K – $463.7K
NOI $27,821 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$603.4K
$528.0K – $704.0K
NOI $42,240 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Huddle House
Dining
2,446 visits/mo
0.2 miles
Demographics for 70541, LA
733
Population
509
Households
1.4
Avg Household Size
50
Median Age
12%
College-Educated
59%
High-School Grad
2.1 sq mi
ZIP Area
349
Density / Sq Mi
$53,625
Median Household Income
$22,052
Median Earnings
$679
Median Rent
$86,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property with central HVAC, public water, signage, and a dedicated parking lot.
Where is this mixed-use property located?
The property is located at 106 Saint Charles Street Grand Coteau, LA.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 4,000‑square‑foot mixed‑use commercial property on 0.7 acres; Former gas station, convenience store, deli, daiquiri shop, game room, and poker room; Access to I‑49
