Mixed-Use Property with Two
For Sale
$725,000
1255 Gause Boulevard, Slidell, LA 70458
C-4 zoning combines street-level retail with two residential units.
Property Size6,000 SF
Price / SF$120.83
Days on Market38
Property Features for 1255 Gause Boulevard
General Information
Standard status
Active
Size
6,000 SF
Zoning
C-4
Units
Unit Mix
2 x 2BR/2BA, 2,000SF
Multifamily Units
2
Building Details
Year Built
1975
Listing Agency:
Century 21 Investment Realty
(985) 643-4200
Listed By:
Jeff Breland · License #000053741
Source:
Fiorellaavenue
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 25 at 4:35AM
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 Century 21 Investment Realty
Investment Insights
Based on property information with market context.
This mixed-use property includes a 2,000-square-foot commercial retail space along Gause Boulevard and two residential apartments positioned to the rear. The apartments are arranged on the upstairs and downstairs levels, with each offering 2 bedrooms, 2 bathrooms, and an extra-large kitchen. The property was built in 1975 and carries C-4 zoning.
The commercial space is occupied by a long-term payday loan tenant. The residential portion faces Louisiana Avenue, creating separate commercial and residential orientations within the property. The configuration supports an owner-occupant arrangement, residential leasing, or continued use of the retail and apartment components as separate spaces.
The commercial space is occupied by a long-term payday loan tenant. The residential portion faces Louisiana Avenue, creating separate commercial and residential orientations within the property. The configuration supports an owner-occupant arrangement, residential leasing, or continued use of the retail and apartment components as separate spaces.
Key Highlights
- 2,000 SF commercial retail space along Gause Boulevard
- Two 2,000 SF apartments, one upstairs and one downstairs
- Each apartment includes 2 bedrooms and 2 bathrooms
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
$62,100
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
8.57%
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%
$1,242,000
$1.2M
Cap Rate 7%
$887,143
$887.1K
Cap Rate 9%
$690,000
$690.0K
Market Conditions
NOI Build-Up for 6,000 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
$108.0K $18.00/SF
− Vacancy
−$8.6K −$1.44/SF
EGI
$99.4K $16.56/SF
− OpEx
−$37.3K −$6.21/SF
NOI
$62.1K $10.35/SF
Area
St. Tammany County, LA
Vacancy
8.00%
Lease Rate
$18.00 /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%
$1,242,000
Cap Rate 7%
$887,143
Cap Rate 9%
$690,000
Alternative Uses
Best Use
Apartment 5plus
$56.18M
$49.16M – $65.54M
NOI $3,932,607 @ 7.0% cap · market cap 542.43%
Second Best
Office B
$972.6K
$851.0K – $1.13M
NOI $68,083 @ 7.0% cap · market cap 9.39%
Theoretical Best
Multifamily LT 5
$64.68M
$56.60M – $75.46M
NOI $4,527,648 @ 7.0% cap · market cap 624.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,528
Businesses Nearby
Explore this area
Business Placement
Demographics for 70458, LA
37,798
Population
17,026
Households
2.2
Avg Household Size
42
Median Age
31%
College-Educated
92%
High-School Grad
20.9 sq mi
ZIP Area
1,809
Density / Sq Mi
$69,816
Median Household Income
$44,368
Median Earnings
$1,400
Median Rent
$227,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-4 zoning combines street-level retail with two residential units.
Where is this mixed-use property located?
The property is located at 1255 Gause Boulevard Slidell, LA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 2,000 SF commercial retail space along Gause Boulevard; Two 2,000 SF apartments, one upstairs and one downstairs; Each apartment includes 2 bedrooms and 2 bathrooms
