Five-Cottage Bed And
For Sale
$475,000
1138 Lawless Tauzin Road, Breaux Bridge, LA 70517
Commercial Sale, Breaux Bridge, LA
Property Size3,016 SF
Lot Size2.98 Acres
Price / SF$157.49
Days on Market47
Property Features for 1138 Lawless Tauzin Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Residential
Parking features
Off Street
Exterior features
Partially Fenced, Outside Storage
Fencing
Partial
Subdivision
Rural Tract (NO Subd)
Lot features
Additional Land Avail, Water Frontage
Directions
LA-94 E/Carmel Dr, Turn left onto LA-31/Berard St, Turn left onto LA-341 N, left on Lawless Tauzin Rd
Standard status
Active
APN
05002a2614
Size
3,016 SF
Lot size
2.98 Acres
Taxes and HOA fees
Tax Description
2.977 AC: LAWLESS TAUZIN RD., ROBIN, COULEE, ALLEN as per plat of survey attached Lots 2-B-1 and 2-B-2
Legal Description
2.977 AC: LAWLESS TAUZIN RD., ROBIN, COULEE, ALLEN as per plat of survey attached Lots 2-B-1 and 2-B-2
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Electric (Heating), Central, Wall Furnace
Cooling system
Ceiling Fan(s), Window Unit(s), Central Air
Water source
Public
Amenities
stocked pond
Building Details
Floors in Building
1
Flooring type
Tile, Wood, Vinyl
Roof type
Metal
Additional Structures
Storage
Listing Agency:
RE/MAX Acadiana · RE/MAX International
(337) 984-8470
Listed By:
Brandi C McKnight · License #99564199
(337) 316-1320
Added: Jul 31
Changed: Sep 13
Last Checked: Sep 15 at 11:06PM
MLS# 2600007100
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.
Cajun Country Cottages is an established bed-and-breakfast operation on 2.98 acres in Breaux Bridge, Louisiana. The property includes five furnished cottages and a 3,016-square-foot improvement, with a stocked pond providing a central outdoor feature. Existing bookings, the business name, and an operating website are included in the offering.
The property is located at 1138 Lawless Tauzin Road in St. Martin Parish and is zoned Residential. Improvements include tile, wood, and vinyl flooring, a metal roof, partial fencing, and outside storage. Heating is provided by electric, central, and wall-furnace systems, while cooling includes central air, window units, and ceiling fans. The property has off-street parking, public water, and septic and private sewer systems.
The property is located at 1138 Lawless Tauzin Road in St. Martin Parish and is zoned Residential. Improvements include tile, wood, and vinyl flooring, a metal roof, partial fencing, and outside storage. Heating is provided by electric, central, and wall-furnace systems, while cooling includes central air, window units, and ceiling fans. The property has off-street parking, public water, and septic and private sewer systems.
Key Highlights
- Five furnished guest cottages included
- 2.98‑acre hospitality property with a stocked pond
- 3,016‑square‑foot improvement
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
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Open Analytics
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
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Similar Off Market Nearby
- Lakeside Cabin — 1076 Lawless Tauzin Rd, Breaux Bridge, LA 70517
- Cajun Country Cottages Bed and Breakfast — 1138 Lawless Tauzin Rd, Breaux Bridge, LA 70517
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Established hospitality property with furnished guest cottages, pond frontage, and an operating business platform.
Where is this bed & breakfast located?
The property is located at 1138 Lawless Tauzin Road 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 included; 2.98‑acre hospitality property with a stocked pond; 3,016‑square‑foot improvement
