C-1 Commercial Office/Retail
For Sale
$299,900
1257 N Barman Ave, Gonzales, LA 70737
C-1 zoned building with a lobby, four private offices, restroom, copy room, and storage closet.
Property Size1,411 SF
Price / SF$212.54
Days on Market48
Property Features for 1257 N Barman Ave
General Information
Standard status
Active
Size
1,411 SF
Zoning
C-1
Additional Details
Highway Access
Yes
Listing Agency:
Scot Himel
Listed By:
Scot Himel, Tracy Himel
Source:
Larry.agent225
Added: Jul 20
Changed: Aug 14
Last Checked: Sep 4 at 9:58AM
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 Scot Himel
Investment Insights
Based on property information with market context.
This C-1 zoned commercial building offers a practical mix of office and support space. The interior includes a welcoming lobby, four private offices, a dedicated copy room, a restroom, and a storage closet.
The property is located at 1257 N Barman Ave in Gonzales, LA, with visibility from highly trafficked Airline Highway. It is positioned next to a newly built Aldi grocery store and a newly developed shopping center.
Measuring 1,411 square feet, the layout is suited for a variety of professional or retail uses, depending on tenant needs.
The property is located at 1257 N Barman Ave in Gonzales, LA, with visibility from highly trafficked Airline Highway. It is positioned next to a newly built Aldi grocery store and a newly developed shopping center.
Measuring 1,411 square feet, the layout is suited for a variety of professional or retail uses, depending on tenant needs.
Key Highlights
- ±1,411 SF commercial building at 1257 North Barman Avenue in Gonzales, LA
- Zoned C‑1 commercial, suited for a variety of professional or retail uses
- Interior layout includes a welcoming lobby, four private offices, restroom, copy room, and storage closet
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
$14,858
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
4.95%
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%
$297,160
$297.2K
Cap Rate 7%
$212,257
$212.3K
Cap Rate 9%
$165,089
$165.1K
Market Conditions
NOI Build-Up for 1,411 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
$25.4K $18.00/SF
− Vacancy
−$5.6K −$3.96/SF
EGI
$19.8K $14.04/SF
− OpEx
−$5.0K −$3.51/SF
NOI
$14.9K $10.53/SF
Area
Ascension County, LA
Vacancy
22.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$297,160
Cap Rate 7%
$212,257
Cap Rate 9%
$165,089
Alternative Uses
Best Use
Office B
$212.3K
$185.7K – $247.6K
NOI $14,858 @ 7.0% cap · market cap 4.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
754
Businesses Nearby
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - C-1 zoned building with a lobby, four private offices, restroom, copy room, and storage closet.
Where is this office units located?
The property is located at 1257 N Barman Ave Gonzales, LA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: ±1,411 SF commercial building at 1257 North Barman Avenue in Gonzales, LA; Zoned C‑1 commercial, suited for a variety of professional or retail uses; Interior layout includes a welcoming lobby, four private offices, restroom, copy room, and storage closet
