Walk-Up Retail
For Sale
$250,000
1302 Sampson St, Westlake, LA 70669
Flexible storefront layout with multiple service windows, a circular driveway, and interior utility areas.
Property Size855 SF
Price / SF$292.40
Days on Market10
Property Features for 1302 Sampson St
General Information
Standard status
Active
Size
855 SF
Amenities
circular driveway
ordering window
pick-up window
front walk-up window
three-chamber stainless-steel sink
office
storage room with utility sink
two additional rooms
Listing Agency:
Century 21 Bono Realty
(337) 802-6630
Listed By:
Toni Alexander · License #995688203
Source:
Athomerealtyla
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 30 at 3:34AM
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 Century 21 Bono Realty
Investment Insights
Based on property information with market context.
This retail property includes a main service room, office, storage room, and two additional rooms that can support a range of operational layouts. Existing improvements include a three-chamber stainless-steel sink in the service area and a utility sink in storage. Multiple exterior windows include separate ordering and pickup points plus an additional front walk-up window.
The site is accessed from Sampson Street in Westlake and includes a circular driveway designed for vehicle circulation. The property most recently operated as a snow-cone stand and was previously used as a dental office, providing documented flexibility for walk-up retail, professional office, salon, specialty food, and similar commercial uses.
The site is accessed from Sampson Street in Westlake and includes a circular driveway designed for vehicle circulation. The property most recently operated as a snow-cone stand and was previously used as a dental office, providing documented flexibility for walk-up retail, professional office, salon, specialty food, and similar commercial uses.
Key Highlights
- Multiple service windows include dedicated ordering and pickup points
- Circular driveway provides site access and vehicle circulation
- Main service room features a three‑chamber stainless‑steel sink
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
$7,545
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
3.02%
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%
$150,900
$150.9K
Cap Rate 7%
$107,786
$107.8K
Cap Rate 9%
$83,833
$83.8K
Market Conditions
NOI Build-Up for 855 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
$11.3K $13.20/SF
− Vacancy
−$508 −$0.59/SF
EGI
$10.8K $12.61/SF
− OpEx
−$3.2K −$3.78/SF
NOI
$7.5K $8.82/SF
Area
Calcasieu County, LA
Vacancy
4.50%
Lease Rate
$13.20 /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%
$150,900
Cap Rate 7%
$107,786
Cap Rate 9%
$83,833
Alternative Uses
Best Use
Retail
$107.8K
$94.3K – $125.8K
NOI $7,545 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$184.3K
$161.3K – $215.0K
NOI $12,901 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
63k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 36%
Hotels & Casinos 2%
McDonald's
Dining
18,167 visits/mo
0.3 miles
SONIC Drive In
Dining
8,377 visits/mo
0.3 miles
Dollar General
Shops & Services
7,463 visits/mo
0.2 miles
Popeyes Louisiana Kitchen
Dining
7,175 visits/mo
0.2 miles
Shell
Shops & Services
5,567 visits/mo
0.2 miles
Demographics for 70669, LA
9,830
Population
4,425
Households
2.2
Avg Household Size
39
Median Age
18%
College-Educated
89%
High-School Grad
29.2 sq mi
ZIP Area
337
Density / Sq Mi
$68,416
Median Household Income
$43,514
Median Earnings
$1,026
Median Rent
$160,800
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.
Frequently Asked Questions
What type of property is this?
Retail space - Flexible storefront layout with multiple service windows, a circular driveway, and interior utility areas.
Where is this retail space located?
The property is located at 1302 Sampson St Westlake, LA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Multiple service windows include dedicated ordering and pickup points; Circular driveway provides site access and vehicle circulation; Main service room features a three‑chamber stainless‑steel sink
