Corner Flex Space with
For Sale
$825,000
13181 Highway 44, Gonzales, LA 70737
MU-zoned commercial property combines a warehouse with unfinished office space for industrial and distribution uses.
Property Size6,700 SF
Price / SF$123.13
Days on Market67
Property Features for 13181 Highway 44
General Information
Standard status
Active
Size
6,700 SF
Property subtype
Industrial
Zoning
MU
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
5,000 SF
Office Build-Out
1,700 SF
Building Details
Building Size
6,700 SF
Listing Agency:
Beau Box Commercial Real Estate
(225) 953-9455
Listed By:
Will Adams, CCIM · License #LA #73158
(225) 953-9455
Source:
Beaubox
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 2:10PM
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 Beau Box Commercial Real Estate
Investment Insights
Based on property information with market context.
This 6,700-square-foot flex property includes a 5,000-square-foot warehouse and 1,700 square feet of office area. The warehouse is described as new, while the office interior is presented as a blank canvas. Exterior improvements have also been completed, and the corner site includes established oak trees.
The property is positioned along Highway 44 with convenient access toward Interstate 10. MU zoning supports the stated industrial, warehouse, and distribution orientation, along with the potential needs of trade and subcontracting businesses.
The property is positioned along Highway 44 with convenient access toward Interstate 10. MU zoning supports the stated industrial, warehouse, and distribution orientation, along with the potential needs of trade and subcontracting businesses.
Key Highlights
- 6,700 SF total building area with 5,000 SF warehouse and 1,700 SF office
- MU zoning supports industrial, warehouse, and distribution uses
- New warehouse component with recently renovated building exterior
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
$70,551
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
8.55%
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%
$1,411,020
$1.4M
Cap Rate 7%
$1,007,871
$1.0M
Cap Rate 9%
$783,900
$783.9K
Market Conditions
NOI Build-Up for 6,700 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
$120.6K $18.00/SF
− Vacancy
−$26.5K −$3.96/SF
EGI
$94.1K $14.04/SF
− OpEx
−$23.5K −$3.51/SF
NOI
$70.6K $10.53/SF
Area
Ascension County, LA
Vacancy
22.00%
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%
$1,411,020
Cap Rate 7%
$1,007,871
Cap Rate 9%
$783,900
Alternative Uses
Best Use
Office B
$1.01M
$881.9K – $1.18M
NOI $70,551 @ 7.0% cap · market cap 8.55%
Second Best
Flex RnD
$784.4K
$686.3K – $915.1K
NOI $54,907 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $102,912 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
170
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Cashio's 360 Catering — 13521 LA-44, Gonzales, LA 70737
Frequently Asked Questions
What type of property is this?
Flex space - MU-zoned commercial property combines a warehouse with unfinished office space for industrial and distribution uses.
Where is this flex space located?
The property is located at 13181 Highway 44 Gonzales, LA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 6,700 SF total building area with 5,000 SF warehouse and 1,700 SF office; MU zoning supports industrial, warehouse, and distribution uses; New warehouse component with recently renovated building exterior
