Single-Family Home with
For Sale
$190,000
1320 Friedrichs Street, Gretna, LA 70053
COMMERCIAL - Gretna, LA
Property Size1,700 SF
Lot Size0.60 Acres
Price / SF$111.76
Days on Market124
Property Features for 1320 Friedrichs Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Covered
Exterior features
Storage, Pole Sign
Subdivision
Oakdale
Directions
From I-10 East turn take Stumpf Blvd Exit Left, then turn Left on Friedrichs St. House is the last house on the Left.
Standard status
Active
Size
1,700 SF
Lot size
0.60 Acres
Taxes and HOA fees
Tax Description
DIST:10 CITY/MUNI/TWP:GRETNA LOTS 37 & 38 SQ 47 OAKDALE
Legal Description
DIST:10 CITY/MUNI/TWP:GRETNA LOTS 37 & 38 SQ 47 OAKDALE
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Building materials
Frame
Roof type
Tile
Additional Structures
Storage
Listing Agency:
Real Broker LLC
(855) 450-0442
Listed By:
Natasha Amaya Engle · License #0099563967
(855) 450-0442
Added: Apr 21
Changed: Aug 17
Last Checked: Aug 22 at 12:06PM
MLS# 2026007305
Copyright © 2026 Greater Baton Rouge Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-family residence offers 3 bedrooms and 2 bathrooms, with additional flexible interior space including a bonus room opening directly to the outdoors and an office with built-ins that can serve as a potential fourth bedroom. The home is described as built with sturdy cypress studs, and interior finishes include knotty pine wood paneling under paneling and wallpaper. A major feature of the property is a massive 28x47 workshop, which can provide options for business use or conversion possibilities. Outside, the property includes an enclosed fenced yard with mature fruit trees and a covered patio measuring 24x5.8.
Located in Gretna, the property is positioned near Highway 90 for convenient access toward New Orleans and Metairie. The remarks also note that it is minutes from Home Depot, a shopping center, and a variety of local dining options.
With zoning for both residential and business use, the layout supports a range of practical tenant or owner-operator needs, from traditional home living to operating a business from the workshop or converting space for additional purposes. The indoor-outdoor connection from the bonus room and the presence of a dedicated office area can also support work-from-home or multi-use arrangements.
Located in Gretna, the property is positioned near Highway 90 for convenient access toward New Orleans and Metairie. The remarks also note that it is minutes from Home Depot, a shopping center, and a variety of local dining options.
With zoning for both residential and business use, the layout supports a range of practical tenant or owner-operator needs, from traditional home living to operating a business from the workshop or converting space for additional purposes. The indoor-outdoor connection from the bonus room and the presence of a dedicated office area can also support work-from-home or multi-use arrangements.
Key Highlights
- 3‑bedroom, 2‑bath home with central heating and central A/C; frame construction with tile roof
- 28x47 workshop offers flexible space for conversion to an apartment or business (per seller remarks)
- Bonus room opens directly to the outdoors, plus an office with built‑ins
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
$17,440
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
9.18%
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%
$348,800
$348.8K
Cap Rate 7%
$249,143
$249.1K
Cap Rate 9%
$193,778
$193.8K
Market Conditions
NOI Build-Up for 1,700 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
$34.9K $20.52/SF
− Vacancy
−$3.2K −$1.87/SF
EGI
$31.7K $18.65/SF
− OpEx
−$14.3K −$8.39/SF
NOI
$17.4K $10.26/SF
Area
Jefferson County, LA
Vacancy
9.10%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
45.00%
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%
$348,800
Cap Rate 7%
$249,143
Cap Rate 9%
$193,778
Alternative Uses
Best Use
Mixed Use
$320.6K
$280.5K – $374.0K
NOI $22,440 @ 7.0% cap · market cap 11.81%
Second Best
Apartment 5plus
$249.1K
$218.0K – $290.7K
NOI $17,440 @ 7.0% cap · market cap 9.18%
Theoretical Best
Office A
$448.5K
$392.5K – $523.3K
NOI $31,396 @ 7.0% cap · market cap 16.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,876
Businesses Nearby
Explore this area
Business Placement
Demographics for 70053, LA
16,509
Population
7,865
Households
2.1
Avg Household Size
39
Median Age
24%
College-Educated
75%
High-School Grad
3.4 sq mi
ZIP Area
4,856
Density / Sq Mi
$43,786
Median Household Income
$31,667
Median Earnings
$1,017
Median Rent
$225,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A 3-bedroom home with a large 28x47 workshop and zoning for both residential and business use.
Where is this mixed-use property located?
The property is located at 1320 Friedrichs Street Gretna, LA.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: 3‑bedroom, 2‑bath home with central heating and central A/C; frame construction with tile roof; 28x47 workshop offers flexible space for conversion to an apartment or business (per seller remarks); Bonus room opens directly to the outdoors, plus an office with built‑ins
