Mixed-Use Industrial Facility with Tall
For Sale
$725,000
1088 Bergeron Rigs Road, Breaux Bridge, LA 70517
Commercial Sale, Breaux Bridge, LA
Property Size8,663 SF
Lot Size4.82 Acres
Price / SF$83.69
Days on Market140
Property Features for 1088 Bergeron Rigs Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 5
Security features
Security System
Exterior features
OH Door 10 - 15 Ft, OH Door 16 - 20 Ft, Outside Storage, Stabilized Yard Base
Lot features
Level
Directions
Carmel drive / old Breaux Bridge hwy into Breaux Bridge, left onto hwy 31 by the fruit stand, drive over interstate and turn left onto Bergeron rigs, Lot is on the corner of Bergeron Rigs and HWY 31.
Subdivision
M1
Standard status
Active
APN
05802b4651
Size
8,663 SF
Lot size
4.82 Acres
Taxes and HOA fees
Tax Description
Please see legal descriptions in the document section.
Legal Description
Please see legal descriptions in the document section.
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air, Window Unit(s), Ceiling Fan(s)
Water source
Public
Building Details
Floors in Building
1
Flooring type
Tile, Carpet - Full, Concrete
Building materials
Stucco
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Sam Robertson Real Estate Co
(337) 266-2220
Listed By:
Kerry G Emanis · License #0995697822
(337) 344-3800
Added: Apr 27
Changed: Sep 13
Last Checked: Sep 13 at 6:06PM
MLS# 2600003699
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 industrial property at 1088 Bergeron Rigs Road in Breaux Bridge, Louisiana, covers approximately 4.82 acres and includes 8,663 square feet under roof. The improvements combine 2,802 square feet of office space with eight private offices and four restrooms, along with warehouse and shop areas that include parts storage, a secured cage, fabrication space, and one additional restroom.
The industrial portion provides extensive concrete and stabilized yard areas for outdoor storage, equipment staging, and truck movement. The tall-bay section includes two 15-ton overhead cranes, a 16-foot hook height, an approximately 30-foot peak height, and a 27-foot eave height. Access is supported by one 14' x 14' exterior overhead door, two 14' x 14' interior overhead doors, and two automatic 14' x 16' roll-up doors. The property is zoned Commercial, located in Flood Zone X, served by public water and a septic tank, and additional land is available for expansion or customized use.
The industrial portion provides extensive concrete and stabilized yard areas for outdoor storage, equipment staging, and truck movement. The tall-bay section includes two 15-ton overhead cranes, a 16-foot hook height, an approximately 30-foot peak height, and a 27-foot eave height. Access is supported by one 14' x 14' exterior overhead door, two 14' x 14' interior overhead doors, and two automatic 14' x 16' roll-up doors. The property is zoned Commercial, located in Flood Zone X, served by public water and a septic tank, and additional land is available for expansion or customized use.
Key Highlights
- Approximately 4.82 acres with 8,663 square feet under roof
- Tall‑bay area with two 15‑ton overhead cranes
- 16‑foot hook height, approximately 30‑foot peak height, and 27‑foot eave height
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
$57,176
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
7.89%
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%
$1,143,520
$1.1M
Cap Rate 7%
$816,800
$816.8K
Cap Rate 9%
$635,289
$635.3K
Market Conditions
NOI Build-Up for 8,663 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
$104.0K $12.00/SF
− Vacancy
−$12.5K −$1.44/SF
EGI
$91.5K $10.56/SF
− OpEx
−$34.3K −$3.96/SF
NOI
$57.2K $6.60/SF
Area
St. Martin County, LA
Vacancy
12.00%
Lease Rate
$12.00 /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%
$1,143,520
Cap Rate 7%
$816,800
Cap Rate 9%
$635,289
Alternative Uses
Best Use
Mixed Use
$816.8K
$714.7K – $952.9K
NOI $57,176 @ 7.0% cap · market cap 7.89%
Second Best
Warehouse
$704.4K
$616.3K – $821.8K
NOI $49,306 @ 7.0% cap · market cap 6.80%
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,168 @ 7.0% cap · market cap 18.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 70517, LA
26,434
Population
11,884
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
81%
High-School Grad
168.7 sq mi
ZIP Area
157
Density / Sq Mi
$58,342
Median Household Income
$40,119
Median Earnings
$938
Median Rent
$151,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial-zoned facility combining administrative offices, warehouse space, fabrication areas, and stabilized outdoor storage.
Where is this mixed-use property located?
The property is located at 1088 Bergeron Rigs Road Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Approximately 4.82 acres with 8,663 square feet under roof; Tall‑bay area with two 15‑ton overhead cranes; 16‑foot hook height, approximately 30‑foot peak height, and 27‑foot eave height
