Mixed-Use Property with Roll-Up
For Sale
$300,000
1251 Bordelon Road, Breaux Bridge, LA 70517
Commercial Sale, Breaux Bridge, LA
Property Size1,800 SF
Lot Size1.15 Acres
Price / SF$166.67
Days on Market86
Property Features for 1251 Bordelon Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Exterior features
Partially Fenced, OH Door < 10 Ft, Stabilized Yard Base
Fencing
Partial
Lot features
Level
Directions
I-10 East from Lafayette, Exit 115 onto LA-347 toward Henderson, take the first right on the roundabout, turn right on Bordelon Rd. Property will be the first building you see on the right hand side as you turn onto Bordelon Rd.
Subdivision
M1
Standard status
Active
APN
06002c4155
Size
1,800 SF
Lot size
1.15 Acres
Taxes and HOA fees
Tax Description
1.150 AC: LOT C PER PLAT OF SURVEY #485938COB: 1703-087-485938 1858-482-550608 1858-487-550609 1874-760-557077
Legal Description
1.150 AC: LOT C PER PLAT OF SURVEY #485938COB: 1703-087-485938 1858-482-550608 1858-487-550609 1874-760-557077
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Listing Agency:
NextHome Cutting Edge Realty
(337) 484-1184
Listed By:
Kathleen H Theriot · License #995719006
(337) 412-1536
Added: Jun 26
Changed: Sep 13
Last Checked: Sep 19 at 8:06AM
MLS# 2600005822
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.
This mixed-use property combines an approximately 1,800-square-foot metal commercial building with two manufactured homes on a partially fenced site. The commercial structure includes three-phase electrical service, two overhead roll-up doors, a loading area, enclosed office, restroom, concrete flooring, central heating and central air. A stabilized yard base, public water, and septic service support the property’s operating configuration.
The residential component includes a 4-bedroom, 2-bath double-wide of approximately 1,680 square feet and a 3-bedroom, 2-bath single-wide of approximately 1,280 square feet. Both homes were updated in 2024. Improvements include roofing, plumbing, electrical work, flooring, water heater, skirting, entry steps, HVAC, a covered front porch, and a two-car covered awning, with specific upgrades varying by residence. The property is located at 1251 Bordelon Road in Breaux Bridge, Louisiana, within St. Martin Parish and is zoned R-2.
The residential component includes a 4-bedroom, 2-bath double-wide of approximately 1,680 square feet and a 3-bedroom, 2-bath single-wide of approximately 1,280 square feet. Both homes were updated in 2024. Improvements include roofing, plumbing, electrical work, flooring, water heater, skirting, entry steps, HVAC, a covered front porch, and a two-car covered awning, with specific upgrades varying by residence. The property is located at 1251 Bordelon Road in Breaux Bridge, Louisiana, within St. Martin Parish and is zoned R-2.
Key Highlights
- Mixed‑use property with an approximately 1,800‑square‑foot metal commercial building
- Commercial building includes 3‑phase electrical service and two overhead roll‑up doors
- Loading area, enclosed office, restroom, concrete flooring, and stabilized yard base
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
$13,391
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
4.46%
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%
$267,820
$267.8K
Cap Rate 7%
$191,300
$191.3K
Cap Rate 9%
$148,789
$148.8K
Market Conditions
NOI Build-Up for 1,800 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
$26.8K $14.88/SF
− Vacancy
−$2.4K −$1.35/SF
EGI
$24.3K $13.53/SF
− OpEx
−$11.0K −$6.09/SF
NOI
$13.4K $7.44/SF
Area
St. Martin County, LA
Vacancy
9.10%
Lease Rate
$14.88 /SF/Yr
Expense Ratio
45.00%
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%
$267,820
Cap Rate 7%
$191,300
Cap Rate 9%
$148,789
Alternative Uses
Best Use
Apartment 5plus
$191.3K
$167.4K – $223.2K
NOI $13,391 @ 7.0% cap · market cap 4.46%
Second Best
Mixed Use
$169.7K
$148.5K – $198.0K
NOI $11,880 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$395.3K
$345.9K – $461.2K
NOI $27,670 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
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
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial building with residential rental units, three-phase power, loading access, and updated manufactured homes.
Where is this mixed-use property located?
The property is located at 1251 Bordelon Road Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Mixed‑use property with an approximately 1,800‑square‑foot metal commercial building; Commercial building includes 3‑phase electrical service and two overhead roll‑up doors; Loading area, enclosed office, restroom, concrete flooring, and stabilized yard base
