Manufacturing Property with
For Sale
$650,000
1200 LOUISIANA HIGHWAY 44, Reserve, LA 70084
Commercial, Reserve, LA
Property Size5,000 SF
Price / SF$130
Days on Market429
Property Features for 1200 LOUISIANA HIGHWAY 44
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-3
Parking features
Garage, Off Street
Lot features
Oversized
Standard status
Active
APN
0500059500
Taxes and HOA fees
Tax Description
LOT SQ SUB CELESTINE JACOB TRACT COB 174 / 90 PORTION OF GROUND BD N BY Y&MVRR MEASURING 105.93' S BY JEFF HWY & MEASURING 109.24'X3146.66' ON EASTERN
Legal Description
LOT SQ SUB CELESTINE JACOB TRACT COB 174 / 90 PORTION OF GROUND BD N BY Y&MVRR MEASURING 105.93' S BY JEFF HWY & MEASURING 109.24'X3146.66' ON EASTERN
Utilities
Water source
Public
Building Details
Year built
1992
Floors in Building
1
Listing Agency:
Forte Realty, LLC
(504) 276-2668
Listed By:
Blaine Tatje · License #995712484
(504) 293-2460
Added: Jul 9, 2025
Changed: Sep 6
Last Checked: Sep 10 at 1:06PM
MLS# 2510988
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. 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 C-3-zoned manufacturing property includes approximately 5,000 square feet across three functional areas: a 1,300-square-foot showroom, a 2,700-square-foot production and processing area, and 1,000 square feet of warehouse and storage space. The facility was built in 1992 and includes an 8-foot overhead garage door, public water, garage parking, and off-street parking.
The sale includes the existing specialty awards and promotional products business, along with its customer base, supplier relationships, equipment, and inventory. Included equipment consists of a Xenetech 2550 rotary engraver, three Epilog Helix lasers rated at 60 watt, 50 watt, and 45 watt, a Roland XC-540 full-color printer, a Sawgrass SG1000 sublimation printer, and a Digital Knight 16x20 heat press. The operation produces trophies, plaques, acrylic products, apparel, banners, signs, embroidered items, rubber stamps, medals, ribbons, personalized gifts, and teacher supplies.
The sale includes the existing specialty awards and promotional products business, along with its customer base, supplier relationships, equipment, and inventory. Included equipment consists of a Xenetech 2550 rotary engraver, three Epilog Helix lasers rated at 60 watt, 50 watt, and 45 watt, a Roland XC-540 full-color printer, a Sawgrass SG1000 sublimation printer, and a Digital Knight 16x20 heat press. The operation produces trophies, plaques, acrylic products, apparel, banners, signs, embroidered items, rubber stamps, medals, ribbons, personalized gifts, and teacher supplies.
Key Highlights
- Approximately 5,000 sq ft manufacturing facility with showroom, production, and storage areas
- 1,300 sq ft showroom, 2,700 sq ft production area, and 1,000 sq ft warehouse/storage space
- 8 ft overhead garage door with garage and off‑street parking
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
$29,925
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
4.60%
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%
$598,500
$598.5K
Cap Rate 7%
$427,500
$427.5K
Cap Rate 9%
$332,500
$332.5K
Market Conditions
NOI Build-Up for 5,000 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
$45.0K $9.00/SF
− Vacancy
−$2.3K −$0.45/SF
EGI
$42.8K $8.55/SF
− OpEx
−$12.8K −$2.56/SF
NOI
$29.9K $5.98/SF
Area
St. John the Baptist County, LA
Vacancy
5.00%
Lease Rate
$9.00 /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%
$598,500
Cap Rate 7%
$427,500
Cap Rate 9%
$332,500
Alternative Uses
Best Use
Retail
$1.13M
$987.8K – $1.32M
NOI $79,027 @ 7.0% cap · market cap 12.16%
Second Best
Industrial
$427.5K
$374.1K – $498.8K
NOI $29,925 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$1.32M
$1.15M – $1.54M
NOI $92,340 @ 7.0% cap · market cap 14.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Explore this area
Business Placement
Demographics for 70084, LA
6,411
Population
2,960
Households
2.2
Avg Household Size
44
Median Age
14%
College-Educated
78%
High-School Grad
18.1 sq mi
ZIP Area
354
Density / Sq Mi
$61,736
Median Household Income
$32,290
Median Earnings
$1,158
Median Rent
$162,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - C-3-zoned facility combines customer-facing display space with production, processing, and storage areas.
Where is this manufacturing property located?
The property is located at 1200 LOUISIANA HIGHWAY 44 Reserve, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 5,000 sq ft manufacturing facility with showroom, production, and storage areas; 1,300 sq ft showroom, 2,700 sq ft production area, and 1,000 sq ft warehouse/storage space; 8 ft overhead garage door with garage and off‑street parking
