Furnished Bed & Breakfast
For Sale
$475,000
1138 Lawless Tauzin Dr, Breaux Bridge, LA 70517
Established hospitality operation with five furnished guest cottages and a stocked pond.
Property Size3,016 SF
Price / SF$157.49
Days on Market22
Property Features for 1138 Lawless Tauzin Dr
General Information
Standard status
Active
Size
3,016 SF
Additional Details
Business Included
Yes
Amenities
stocked pond
Building Details
Buildings
5
Listing Agency:
RE/MAX Acadiana
(337) 316-1320
Listed By:
Brandi C McKnight · License #99564199
(337) 316-1320
Source:
Exprealty
Added: Aug 1
Changed: Aug 20
Last Checked: Aug 22 at 9:43AM
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 RE/MAX Acadiana
Investment Insights
Based on property information with market context.
Cajun Country Cottages Bed and Breakfast includes five furnished cottages arranged around a stocked pond. The offering includes the established business name, website, and existing bookings, providing a defined hospitality operation for continued use.
Located at 1138 Lawless Tauzin Dr in Breaux Bridge, Louisiana, the property is positioned within Acadiana and offers a setting centered on guest lodging and outdoor relaxation.
Located at 1138 Lawless Tauzin Dr in Breaux Bridge, Louisiana, the property is positioned within Acadiana and offers a setting centered on guest lodging and outdoor relaxation.
Key Highlights
- Five furnished guest cottages
- Existing bookings included
- Established business name and website convey with the property
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
$15,472
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
3.26%
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%
$309,440
$309.4K
Cap Rate 7%
$221,029
$221.0K
Cap Rate 9%
$171,911
$171.9K
Market Conditions
NOI Build-Up for 3,016 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
$43.4K $14.40/SF
− Vacancy
−$10.9K −$3.60/SF
EGI
$32.6K $10.80/SF
− OpEx
−$17.1K −$5.67/SF
NOI
$15.5K $5.13/SF
Area
St. Martin County, LA
Vacancy
25.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$309,440
Cap Rate 7%
$221,029
Cap Rate 9%
$171,911
Alternative Uses
Best Use
Hotel Hospitality
$221.0K
$193.4K – $257.9K
NOI $15,472 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$662.3K
$579.5K – $772.7K
NOI $46,362 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cajun Country Cottages Bed and Breakfast — 1138 Lawless Tauzin Rd, Breaux Bridge, LA 70517
- Lakeside Cabin — 1076 Lawless Tauzin Rd, Breaux Bridge, LA 70517
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Established hospitality operation with five furnished guest cottages and a stocked pond.
Where is this bed & breakfast located?
The property is located at 1138 Lawless Tauzin Dr Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Five furnished guest cottages; Existing bookings included; Established business name and website convey with the property
