Flex Space with
For Sale
$436,800
109A Balboa Dr, Broussard, LA 70518
Commercial-zoned property combines administrative space with climate-controlled warehouse capacity.
Property Size8,400 SF
Price / SF$52
Days on Market9
Property Features for 109A Balboa Dr
General Information
Standard status
Active
Size
8,400 SF
Property subtype
Industrial
Zoning
Commercial
Warehouse & Industrial
Warehouse Space
7,400 SF
Office Build-Out
1,000 SF
Mezzanine
1,000 SF
Conditioned Warehouse
Yes
Additional Details
Highway Access
Yes
Amenities
Power
Water
Sewer
Vacant
Building Details
Buildings
1
Building Size
8,400 SF
Listing Agency:
Arceneaux Real Estate LLC
Listed By:
Paul Arceneaux · License #995719154
(337) 322-8300
Source:
Lacdb.resimplifi
Added: Aug 25
Changed: Sep 1
Last Checked: Sep 1 at 8:28PM
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 Arceneaux Real Estate LLC
Investment Insights
Based on property information with market context.
This 8,400-square-foot flex property combines office, warehouse, and storage components in one industrial building. The layout includes 1,000 square feet of office area with three offices and two bathrooms, along with 7,400 square feet of climate-controlled warehouse space. An additional 1,000-square-foot mezzanine provides elevated storage capacity.
Loading is supported by three roll-up doors: two measuring 12' × 14' and one measuring 10' × 9'. The building offers 15'+ clear height and includes a 50' × 100' concrete slab. Located at 109A Balboa Dr in Broussard, the property is just off Highway 90 and carries Commercial zoning.
Loading is supported by three roll-up doors: two measuring 12' × 14' and one measuring 10' × 9'. The building offers 15'+ clear height and includes a 50' × 100' concrete slab. Located at 109A Balboa Dr in Broussard, the property is just off Highway 90 and carries Commercial zoning.
Key Highlights
- 8,400‑square‑foot flex property with 1,000 square feet of office area
- 7,400 square feet of climate‑controlled warehouse space
- 1,000‑square‑foot mezzanine storage area
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
$35,104
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
8.04%
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%
$702,080
$702.1K
Cap Rate 7%
$501,486
$501.5K
Cap Rate 9%
$390,044
$390.0K
Market Conditions
NOI Build-Up for 8,400 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
$50.4K $6.00/SF
− Vacancy
−$252 −$0.03/SF
EGI
$50.1K $5.97/SF
− OpEx
−$15.0K −$1.79/SF
NOI
$35.1K $4.18/SF
Area
Lafayette County, LA
Vacancy
0.50%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
30.00%
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%
$702,080
Cap Rate 7%
$501,486
Cap Rate 9%
$390,044
Alternative Uses
Best Use
Office B
$1.40M
$1.22M – $1.63M
NOI $97,751 @ 7.0% cap · market cap 22.38%
Second Best
Flex RnD
$698.5K
$611.2K – $814.9K
NOI $48,894 @ 7.0% cap · market cap 11.19%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,023 @ 7.0% cap · market cap 31.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70518, LA
16,683
Population
6,724
Households
2.5
Avg Household Size
37
Median Age
38%
College-Educated
90%
High-School Grad
41.7 sq mi
ZIP Area
400
Density / Sq Mi
$103,574
Median Household Income
$51,210
Median Earnings
$997
Median Rent
$287,300
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?
Flex space - Commercial-zoned property combines administrative space with climate-controlled warehouse capacity.
Where is this flex space located?
The property is located at 109A Balboa Dr Broussard, LA.
What is the asking price?
The asking price for this property is $436,800.
What are key features of this property?
This property features: 8,400‑square‑foot flex property with 1,000 square feet of office area; 7,400 square feet of climate‑controlled warehouse space; 1,000‑square‑foot mezzanine storage area
