Live-Work Office
For Sale
$1,724,700
A-102 Fontainbleau Dr, Mandeville, LA 70471
Build-to-suit live-work office space in Beau Chene Office Park II, with an estimated 12-month completion timeline.
Property Size5,749 SF
Price / SF$300
Days on Market2020
Property Features for A-102 Fontainbleau Dr
General Information
Standard status
Active
Size
5,749 SF
Additional Details
Highway Access
Yes
Listing Agency:
Coldwell Banker TEC
(985) 845-2001
Listed By:
MARK E INMAN · License #000076838
(504) 275-9990
Source:
Exprealty
Added: Feb 23, 2021
Changed: Aug 20
Last Checked: Sep 5 at 11:53AM
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 Coldwell Banker TEC
Investment Insights
Based on property information with market context.
Own your own build-to-suit live-work office space in Beau Chene Office Park II. The developer can build the unit to suit the needs of the buyer or tenant, with estimated completion approximately 12 months after contract.
The property is described as conveniently located between the I-12 and Highway 22/190 intersections at the Fountainbleau entry into Beau Chene. Address: A-102 Fontainbleau Dr, Mandeville, LA.
The property is described as conveniently located between the I-12 and Highway 22/190 intersections at the Fountainbleau entry into Beau Chene. Address: A-102 Fontainbleau Dr, Mandeville, LA.
Key Highlights
- Build‑to‑suit office space available in Beau Chene Office Park II
- Developer can build the unit to suit the buyer or tenant’s needs
- Estimated completion is approximately 12 months after contract
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
$65,235
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
3.78%
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%
$1,304,700
$1.3M
Cap Rate 7%
$931,929
$931.9K
Cap Rate 9%
$724,833
$724.8K
Market Conditions
NOI Build-Up for 5,749 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
$112.5K $19.56/SF
− Vacancy
−$25.5K −$4.43/SF
EGI
$87.0K $15.13/SF
− OpEx
−$21.7K −$3.78/SF
NOI
$65.2K $11.35/SF
Area
St. Tammany County, LA
Vacancy
22.65%
Lease Rate
$19.56 /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%
$1,304,700
Cap Rate 7%
$931,929
Cap Rate 9%
$724,833
Alternative Uses
Best Use
Office B
$931.9K
$815.4K – $1.09M
NOI $65,235 @ 7.0% cap · market cap 3.78%
Second Best
Mixed Use
$850.0K
$743.8K – $991.7K
NOI $59,502 @ 7.0% cap · market cap 3.45%
Theoretical Best
Multifamily LT 5
$61.97M
$54.23M – $72.30M
NOI $4,338,242 @ 7.0% cap · market cap 251.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Explore this area
Business Placement
Demographics for 70471, LA
23,334
Population
10,341
Households
2.3
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
28.9 sq mi
ZIP Area
807
Density / Sq Mi
$96,510
Median Household Income
$52,523
Median Earnings
$1,282
Median Rent
$370,100
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?
Live-work space - Build-to-suit live-work office space in Beau Chene Office Park II, with an estimated 12-month completion timeline.
Where is this live-work space located?
The property is located at A-102 Fontainbleau Dr Mandeville, LA.
What is the asking price?
The asking price for this property is $1,724,700.
What are key features of this property?
This property features: Build‑to‑suit office space available in Beau Chene Office Park II; Developer can build the unit to suit the buyer or tenant’s needs; Estimated completion is approximately 12 months after contract
