Highway Frontage Mixed-Use
For Sale
$165,000
12289 Hwy 190, Hammond, LA 70401
Mixed-use property on Hwy 190, minutes from I-12 and I-55.
Property Size1,500 SF
Price / SF$110
Days on Market90
Property Features for 12289 Hwy 190
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Vacant Land
Listing Agency:
KW Commercial Baton Rouge
(225) 768-1889
Listed By:
David Vercher · License #0000070595
Source:
Larry.agent225
Added: May 27
Changed: Aug 23
Last Checked: Aug 21 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 KW Commercial Baton Rouge
Investment Insights
Based on property information with market context.
This mixed-use property is ideally situated on Hwy 190, just minutes from I-12 and I-55 in Hammond, Louisiana. The property is being sold in as-is condition, with a 1,500 +/- square foot house on the premises. The house may be suitable to restore for use as an office or retail store. City water, electric, natural gas, and a sewer treatment plant are present on the property. The seller may assist in the removal of the house.
Key Highlights
- Prime location on Hwy 190, minutes from I‑12 and I‑55.
- City water, electric, natural gas, and sewer treatment plant available on the property.
- Potential for commercial use (office or retail store) with existing 1,500 +/-sf structure.
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
$6,854
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
4.15%
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%
$137,080
$137.1K
Cap Rate 7%
$97,914
$97.9K
Cap Rate 9%
$76,156
$76.2K
Market Conditions
NOI Build-Up for 1,500 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
$12.2K $8.16/SF
− Vacancy
−$1.3K −$0.85/SF
EGI
$11.0K $7.31/SF
− OpEx
−$4.1K −$2.74/SF
NOI
$6.9K $4.57/SF
Area
Tangipahoa County, LA
Vacancy
10.40%
Lease Rate
$8.16 /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%
$137,080
Cap Rate 7%
$97,914
Cap Rate 9%
$76,156
Alternative Uses
Best Use
Mixed Use
$97.9K
$85.7K – $114.2K
NOI $6,854 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.5K
$361.8K – $482.4K
NOI $28,945 @ 7.0% cap · market cap 17.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 70401, LA
21,014
Population
10,321
Households
2
Avg Household Size
32
Median Age
35%
College-Educated
88%
High-School Grad
34.7 sq mi
ZIP Area
606
Density / Sq Mi
$50,995
Median Household Income
$31,405
Median Earnings
$977
Median Rent
$226,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property on Hwy 190, minutes from I-12 and I-55.
Where is this mixed-use property located?
The property is located at 12289 Hwy 190 Hammond, LA.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Prime location on Hwy 190, minutes from I‑12 and I‑55.; City water, electric, natural gas, and sewer treatment plant available on the property.; Potential for commercial use (office or retail store) with existing 1,500 +/-sf structure.
