Three-Suite Office Condominium
For Sale
$365,000
1234 Del Este Ave, Denham Springs, LA 70726
Three-suite commercial office building offering two leased suites and one available suite within an office park condominium setting.
Property Size2,511 SF
Price / SF$145.36
Days on Market491
Property Features for 1234 Del Este Ave
General Information
Standard status
Active
Size
2,511 SF
Property subtype
General Commercial
Additional Details
Office Units
3
Amenities
Central Air
3
Parking.
Lot.
Office Park.
Listing Agency:
Covington & Associates Real Estate, LLC
(225) 667-3711
Listed By:
Aaron Goolsby · License #0000069174
(225) 667-3711
Source:
Xome
Added: Apr 19, 2025
Changed: Aug 12
Last Checked: Aug 22 at 4:27AM
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 Covington & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
This three-suite commercial office condominium building totals 2,511 square feet and is designed to support professional office use. The property includes Suite 801 and Suite 803 at 829 square feet each, both currently under lease, and Suite 802 at 853 square feet.
Located within Del Este Office Park Condominiums in the City limits of Denham Springs, the building is positioned for convenient access to major roadways and local amenities as described in the offering.
The layout provides individual suite spaces with reception and office areas within a shared office park condominium environment.
Located within Del Este Office Park Condominiums in the City limits of Denham Springs, the building is positioned for convenient access to major roadways and local amenities as described in the offering.
The layout provides individual suite spaces with reception and office areas within a shared office park condominium environment.
Key Highlights
- 2,511 SF three‑suite commercial office building in Del Este Office Park Condominiums (City of Denham Springs).
- Suite 801: 829 SF and currently leased.
- Suite 802: 853 SF (not listed as leased).
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
$24,017
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
6.58%
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%
$480,340
$480.3K
Cap Rate 7%
$343,100
$343.1K
Cap Rate 9%
$266,856
$266.9K
Market Conditions
NOI Build-Up for 2,511 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
$32.8K $13.08/SF
− Vacancy
−$821 −$0.33/SF
EGI
$32.0K $12.75/SF
− OpEx
−$8.0K −$3.19/SF
NOI
$24.0K $9.56/SF
Area
Livingston County, LA
Vacancy
2.50%
Lease Rate
$13.08 /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%
$480,340
Cap Rate 7%
$343,100
Cap Rate 9%
$266,856
Alternative Uses
Best Use
Office B
$343.1K
$300.2K – $400.3K
NOI $24,017 @ 7.0% cap · market cap 6.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$601.4K
$526.2K – $701.6K
NOI $42,095 @ 7.0% cap · market cap 11.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 70726, LA
59,586
Population
24,925
Households
2.4
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
88.2 sq mi
ZIP Area
676
Density / Sq Mi
$77,129
Median Household Income
$41,240
Median Earnings
$1,180
Median Rent
$215,100
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 - Three-suite commercial office building offering two leased suites and one available suite within an office park condominium setting.
Where is this office units located?
The property is located at 1234 Del Este Ave Denham Springs, LA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 2,511 SF three‑suite commercial office building in Del Este Office Park Condominiums (City of Denham Springs).; Suite 801: 829 SF and currently leased.; Suite 802: 853 SF (not listed as leased).
