Fully Occupied Shopping
For Sale
$4,789,500
122 S Airline Hwy, Gonzales, LA 70737
Fully occupied retail shopping center positioned in the orbit of a Walmart anchor.
Property Size24,300 SF
Days on Market81
Property Features for 122 S Airline Hwy
General Information
Standard status
Active
Size
24,300 SF
Property subtype
Retail
Occupancy
100%
Building Details
Building Size
24,300 SF
Listing Agency:
JRE Brokerage
Listed By:
Donnie Jarreau · License #BROK.32688-ACT
(225) 907-6028
Source:
Gojre
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 5 at 4:55AM
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 JRE Brokerage
Investment Insights
Based on property information with market context.
Ascension Plaza is a fully occupied retail shopping center investment designed for steady, day-to-day tenant presence. The property is presented as Walmart-shadowed, supporting a retail tenant mix aligned with shoppers drawn to the nearby anchor environment.
The center is located at 122 S Airline Hwy in Gonzales, Louisiana (70737). Its single-property configuration supports a straightforward ownership structure for buyers seeking an operating retail asset with current in-place occupancy.
Because Ascension Plaza is offered as fully occupied, it may appeal to investors and operators looking for a retail asset with tenants already in place rather than requiring new leasing at acquisition. The Walmart-shadowed positioning can also be relevant for retail users who benefit from operating in close retail proximity to a major anchor. Buyers should review existing lease details and tenant occupancy terms during due diligence to confirm net income and other ownership considerations.
The center is located at 122 S Airline Hwy in Gonzales, Louisiana (70737). Its single-property configuration supports a straightforward ownership structure for buyers seeking an operating retail asset with current in-place occupancy.
Because Ascension Plaza is offered as fully occupied, it may appeal to investors and operators looking for a retail asset with tenants already in place rather than requiring new leasing at acquisition. The Walmart-shadowed positioning can also be relevant for retail users who benefit from operating in close retail proximity to a major anchor. Buyers should review existing lease details and tenant occupancy terms during due diligence to confirm net income and other ownership considerations.
Key Highlights
- Retail shopping center built in 2009
- Fully occupied retail investment
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
$229,635
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
4.79%
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%
$4,592,700
$4.6M
Cap Rate 7%
$3,280,500
$3.3M
Cap Rate 9%
$2,551,500
$2.6M
Market Conditions
NOI Build-Up for 24,300 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
$364.5K $15.00/SF
− Vacancy
−$36.5K −$1.50/SF
EGI
$328.1K $13.50/SF
− OpEx
−$98.4K −$4.05/SF
NOI
$229.6K $9.45/SF
Area
Ascension County, LA
Vacancy
10.00%
Lease Rate
$15.00 /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%
$4,592,700
Cap Rate 7%
$3,280,500
Cap Rate 9%
$2,551,500
Alternative Uses
Best Use
Retail
$3.28M
$2.87M – $3.83M
NOI $229,635 @ 7.0% cap · market cap 4.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.33M
$4.67M – $6.22M
NOI $373,248 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
485
Businesses Nearby
Well-served
Demand for This Use
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Quick-Tag — Walmart Supercenter, 308 N Airline Hwy, Gonzales, LA 70737
- Galeries Gonzales — 1402 N Burnside Ave, Gonzales, LA 70737
Frequently Asked Questions
What type of property is this?
Shopping center - Fully occupied retail shopping center positioned in the orbit of a Walmart anchor.
Where is this shopping center located?
The property is located at 122 S Airline Hwy Gonzales, LA.
What is the asking price?
The asking price for this property is $4,789,500.
What are key features of this property?
This property features: Retail shopping center built in 2009; Fully occupied retail investment
