Multi-Room Office
For Sale
$185,000
754 Dalzell Street, Shreveport, LA 71104
Office configuration with five rooms, including upstairs offices and two downstairs rooms, plus shared parking and multiple restrooms.
Property Size1,248 SF
Price / SF$148.24
Days on Market25
Property Features for 754 Dalzell Street
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Business
Building Details
Year Built
1950
Listing Agency:
RE/MAX Real Estate Services
(318) 752-2700
Listed By:
Sammie Connell-Bynog · License #0720823
(318) 752-2700
Source:
Lonestarluxuryrealty
Added: Jul 19
Changed: Aug 12
Last Checked: Aug 12 at 5:56AM
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 RE/MAX Real Estate Services
Investment Insights
Based on property information with market context.
This commercial property is currently configured as a salon, but it is not described as permanently attached, allowing for flexibility for other small business and office uses. The layout includes five total rooms, with three upstairs rooms and two downstairs rooms. Upstairs features a full bathroom with a stand-up shower, while there is also a half bathroom downstairs. The kitchenette area includes a sink and a portable microwave, and there is a dedicated shampoo room and extensive built-in cabinetry for storage. The space also features natural light through large windows and classic hardwood floors.
The property is described as conveniently located just off Line Avenue, with interstate access a few blocks away. Parking is provided via a shared driveway with approximately 4–5 private parking spaces.
For additional tenant or owner-occupant flexibility, the configuration supports multiple rooms across two levels while maintaining restroom and supporting service areas within the same building.
The property is described as conveniently located just off Line Avenue, with interstate access a few blocks away. Parking is provided via a shared driveway with approximately 4–5 private parking spaces.
For additional tenant or owner-occupant flexibility, the configuration supports multiple rooms across two levels while maintaining restroom and supporting service areas within the same building.
Key Highlights
- Built in 1950, currently configured as a salon with five total rooms: 3 upstairs rooms/offices and 2 downstairs rooms
- Upstairs full bathroom with stand‑up shower plus a half bathroom downstairs
- Kitchenette area includes a sink and portable microwave, along with a dedicated shampoo room
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
$14,152
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
7.65%
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%
$283,040
$283.0K
Cap Rate 7%
$202,171
$202.2K
Cap Rate 9%
$157,244
$157.2K
Market Conditions
NOI Build-Up for 1,248 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
$22.5K $18.00/SF
− Vacancy
−$3.6K −$2.88/SF
EGI
$18.9K $15.12/SF
− OpEx
−$4.7K −$3.78/SF
NOI
$14.2K $11.34/SF
Area
Shreveport, LA
Vacancy
16.00%
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%
$283,040
Cap Rate 7%
$202,171
Cap Rate 9%
$157,244
Alternative Uses
Best Use
Office B
$202.2K
$176.9K – $235.9K
NOI $14,152 @ 7.0% cap · market cap 7.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$263.4K
$230.5K – $307.3K
NOI $18,438 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,280
Businesses Nearby
Explore this area
Business Placement
Demographics for 71104, LA
13,680
Population
7,160
Households
1.9
Avg Household Size
36
Median Age
31%
College-Educated
94%
High-School Grad
3.9 sq mi
ZIP Area
3,508
Density / Sq Mi
$53,481
Median Household Income
$36,693
Median Earnings
$1,071
Median Rent
$163,300
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?
Office units - Office configuration with five rooms, including upstairs offices and two downstairs rooms, plus shared parking and multiple restrooms.
Where is this office units located?
The property is located at 754 Dalzell Street Shreveport, LA.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Built in 1950, currently configured as a salon with five total rooms: 3 upstairs rooms/offices and 2 downstairs rooms; Upstairs full bathroom with stand‑up shower plus a half bathroom downstairs; Kitchenette area includes a sink and portable microwave, along with a dedicated shampoo room
