Listing Agency: eXp Realty Show Phone

Listed By: Charles LeBlanc Show Phone

Source: Exprealty

Added: May 4 Changed: Sep 4 Last Checked: Sep 8 at 9:00AM

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Investment Insights

Based on property information with market context.

This versatile commercial property is well-suited for multiple uses, including retail, warehouse, showroom, office, resale, storage, or investment. The building benefits from a metal roof that is approximately four years old, supporting straightforward maintenance and continued functionality.

The property is located on highly visible Highway 431 in St. Amant, with strong frontage and traffic exposure designed to support roadside customer access and visibility.

With its existing size and flexible layout, the asset provides an owner-user or investor the opportunity to repurpose a long-standing local location for current market needs.

Key Highlights

• Commercial property on Hwy 431 in St. Amant with strong highway frontage and traffic exposure
• Long‑standing business location with history as Gonzales Used Furniture
• Metal roof installed about 4 years ago

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

$114,211

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

8.53%

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%

$2,284,220 $2.3M

Cap Rate 7%

$1,631,586 $1.6M

Cap Rate 9%

$1,269,011 $1.3M

Market Conditions

NOI Build-Up for 22,372 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

$174.5K $7.80/SF

− Vacancy

−$11.3K −$0.51/SF

EGI

$163.2K $7.29/SF

− OpEx

−$48.9K −$2.19/SF

NOI

$114.2K $5.11/SF

Area

Ascension County, LA

Vacancy

6.50%

Lease Rate

$7.80 /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%

$2,284,220

Cap Rate 7%

$1,631,586

Cap Rate 9%

$1,269,011

Alternative Uses

Best Use

Flex RnD

$2.62M

$2.29M – $3.06M (±1% cap)

NOI $183,342 @ 7.0% cap · market cap 13.69%

Second Best

Warehouse

$1.90M

$1.67M – $2.22M (±1% cap)

NOI $133,275 @ 7.0% cap · market cap 9.95%

Theoretical Best

Office A

$4.91M

$4.30M – $5.73M (±1% cap)

NOI $343,634 @ 7.0% cap · market cap 25.66%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Restaurant Big Box & Wholesale Store Building Supply Auto Parts Store Spa & Massage Center Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

77

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 70774, LA

9,900

Population

4,412

Households

2.2

Avg Household Size

40

Median Age

14%

College-Educated

89%

High-School Grad

52.5 sq mi

ZIP Area

189

Density / Sq Mi

$81,466

Median Household Income

$47,658

Median Earnings

$1,073

Median Rent

$243,600

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Flex Space with Loading Dock

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Flex Industrial Building with Office

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Frequently Asked Questions

What type of property is this?

Flex space - Spacious commercial property with strong Highway 431 frontage and a metal roof installed about four years ago.

Where is this flex space located?

The property is located at 12282 Highway 431 Saint Amant, LA.

What is the asking price?

The asking price for this property is $1,339,000.

What are key features of this property?

This property features: Commercial property on Hwy 431 in St. Amant with strong highway frontage and traffic exposure; Long‑standing business location with history as Gonzales Used Furniture; Metal roof installed about 4 years ago