Building Details

Building Size 10,500 SF

Year Built 2024

Listing Agency: m***@sr-cre.com Show Phone

Listed By: Mike Stinson, CCIM

Source: Sauragerotenberg

Added: Jun 25 Changed: Aug 10 Last Checked: Aug 11 at 6:42AM

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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 Mike Stinson, CCIM

Investment Insights

Based on property information with market context.

This offering presents a retail shopping center for sale. The listing is presented as an investment opportunity.

The property is located at 1777 Hwy 121 in Hineston, Louisiana.

Additional details about the building configuration, available spaces, and tenant occupancy are not provided in the available information.

Key Highlights

• Shopping center investment offering for sale on Hwy 121 in Hineston, LA
• Year built: 2024

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

$126,346

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

8.71%

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%

$2,526,920 $2.5M

Cap Rate 7%

$1,804,943 $1.8M

Cap Rate 9%

$1,403,844 $1.4M

Market Conditions

NOI Build-Up for 10,500 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

$189.0K $18.00/SF

− Vacancy

−$8.5K −$0.81/SF

EGI

$180.5K $17.19/SF

− OpEx

−$54.1K −$5.16/SF

NOI

$126.3K $12.03/SF

Area

Rapides County, LA

Vacancy

4.50%

Lease Rate

$18.00 /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%

$2,526,920

Cap Rate 7%

$1,804,943

Cap Rate 9%

$1,403,844

Alternative Uses

Best Use

Retail

$1.80M

$1.58M – $2.11M (±1% cap)

NOI $126,346 @ 7.0% cap · market cap 8.71%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.89M

$2.53M – $3.38M (±1% cap)

NOI $202,608 @ 7.0% cap · market cap 13.97%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Shopping centers

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Grocery & Convenience Store Arcade & Gaming Center Restaurant Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

22

Businesses Nearby

7k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

5,245 visits/mo 0.2 miles

Family Dollar Shops & Services

1,426 visits/mo 0.2 miles

Demographics for 71438, LA

1,595

Population

459

Households

3.5

Avg Household Size

43

Median Age

10%

College-Educated

84%

High-School Grad

137.7 sq mi

ZIP Area

12

Density / Sq Mi

$56,516

Median Household Income

$46,000

Median Earnings

$157,500

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Shopping center - For sale shopping center investment offering located on Hwy 121 in Hineston, LA.

Where is this shopping center located?

The property is located at 1777 Hwy 121 Hineston, LA.

What is the asking price?

The asking price for this property is $1,450,000.

What are key features of this property?

This property features: Shopping center investment offering for sale on Hwy 121 in Hineston, LA; Year built: 2024