Mixed-Use Commercial
New
For Sale
$159,900
12274 Mansfield Road, Keithville, LA 71047
C-2-zoned acreage with on-site electricity and residential units permitted above the ground floor in mixed-use development.
Property Size2,200 SF
Days on Market5
Property Features for 12274 Mansfield Road
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial Lots & Land
Building Details
Building Size
2,200 SF
Units
1
Listing Agency:
Keller Williams Northwest
(318) 402-6788
Listed By:
Michelle Savage · License #0995696678
(318) 402-6788
Source:
Vickiesteam
Added: Aug 6
Changed: Aug 7
Last Checked: Aug 9 at 1:11PM
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 Keller Williams Northwest
Investment Insights
Based on property information with market context.
This 3.6-acre commercial land parcel is zoned C-2 and has electricity on site. The zoning supports a broad range of commercial and community-oriented uses, including a car lot, restaurant with outdoor dining, liquor store, educational facility, animal shelter, place of worship, healthcare office, farmers market, food truck park, soup kitchen, public park, and government or financial offices.
Mixed-use development is encouraged, with residential dwelling units allowed above the ground floor. The property is located at 12274 Mansfield Road in Keithville, Louisiana, next to Louisiana Nursery, placing the parcel within an area identified in the source information as growing and developing.
Mixed-use development is encouraged, with residential dwelling units allowed above the ground floor. The property is located at 12274 Mansfield Road in Keithville, Louisiana, next to Louisiana Nursery, placing the parcel within an area identified in the source information as growing and developing.
Key Highlights
- 3.6 acres of commercial land
- C‑2 zoning
- Electricity already on site
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
$14,520
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
9.08%
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%
$290,400
$290.4K
Cap Rate 7%
$207,429
$207.4K
Cap Rate 9%
$161,333
$161.3K
Market Conditions
NOI Build-Up for 2,200 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
$26.4K $12.00/SF
− Vacancy
−$3.2K −$1.44/SF
EGI
$23.2K $10.56/SF
− OpEx
−$8.7K −$3.96/SF
NOI
$14.5K $6.60/SF
Area
Caddo 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%
$290,400
Cap Rate 7%
$207,429
Cap Rate 9%
$161,333
Alternative Uses
Best Use
Mixed Use
$207.4K
$181.5K – $242.0K
NOI $14,520 @ 7.0% cap · market cap 9.08%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$435.3K
$380.9K – $507.9K
NOI $30,471 @ 7.0% cap · market cap 19.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 71047, LA
10,698
Population
4,578
Households
2.3
Avg Household Size
44
Median Age
17%
College-Educated
84%
High-School Grad
109.0 sq mi
ZIP Area
98
Density / Sq Mi
$57,359
Median Household Income
$36,323
Median Earnings
$1,019
Median Rent
$141,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - C-2-zoned acreage with on-site electricity and residential units permitted above the ground floor in mixed-use development.
Where is this commercial land located?
The property is located at 12274 Mansfield Road Keithville, LA.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 3.6 acres of commercial land; C‑2 zoning; Electricity already on site
