Operating Car Wash and Car
For Sale
$175,000
4030 Plank Rd, Baton Rouge, LA 70805
Established automotive property with an office, customer circulation area, and on-site vehicle parking and display space.
Property Size800 SF
Price / SF$218.75
Days on Market43
Property Features for 4030 Plank Rd
General Information
Standard status
Active
Size
800 SF
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Amenities
on-site office
Listing Agency:
Prime Properties Realty Group, LLC
(225) 341-9083
Listed By:
Richard Spears · License #0995694336
Source:
Smithsquared
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 31 at 7:27PM
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 Prime Properties Realty Group, LLC
Investment Insights
Based on property information with market context.
This automotive property currently combines a car wash with a vehicle sales operation. Improvements include an on-site office, parking and display areas, and an arrangement supporting customer movement and routine business functions. The existing setup provides a defined operating framework for continued automotive use.
Located at 4030 Plank Rd in Baton Rouge, the property has direct access to Plank Road and a visible street-facing position. Its current configuration includes both service-oriented and vehicle-display components, giving the site a practical commercial presence along the corridor.
Located at 4030 Plank Rd in Baton Rouge, the property has direct access to Plank Road and a visible street-facing position. Its current configuration includes both service-oriented and vehicle-display components, giving the site a practical commercial presence along the corridor.
Key Highlights
- Operating car wash and car lot
- On‑site office for business operations
- Parking and display area for vehicles
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
$13,411
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
7.66%
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%
$268,220
$268.2K
Cap Rate 7%
$191,586
$191.6K
Cap Rate 9%
$149,011
$149.0K
Market Conditions
NOI Build-Up for 800 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
$18.0K $22.44/SF
− Vacancy
−$70 −$0.09/SF
EGI
$17.9K $22.35/SF
− OpEx
−$4.5K −$5.59/SF
NOI
$13.4K $16.76/SF
Area
Baton Rouge, LA
Vacancy
0.39%
Lease Rate
$22.44 /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%
$268,220
Cap Rate 7%
$191,586
Cap Rate 9%
$149,011
Alternative Uses
Best Use
Specialty Retail
$191.6K
$167.6K – $223.5K
NOI $13,411 @ 7.0% cap · market cap 7.66%
Second Best
Retail
$178.8K
$156.5K – $208.6K
NOI $12,517 @ 7.0% cap · market cap 7.15%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
40k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 69%
Dining 28%
Electronics 3%
Checkers
Dining
9,060 visits/mo
0.4 miles
Exxon
Shops & Services
8,110 visits/mo
0.5 miles
Dollar General
Shops & Services
7,798 visits/mo
0.1 miles
Circle K
Shops & Services
7,233 visits/mo
0.5 miles
Cash America Pawn
Shops & Services
2,422 visits/mo
0.4 miles
Demographics for 70805, LA
26,025
Population
11,502
Households
2.3
Avg Household Size
34
Median Age
11%
College-Educated
72%
High-School Grad
11.4 sq mi
ZIP Area
2,283
Density / Sq Mi
$26,301
Median Household Income
$24,287
Median Earnings
$833
Median Rent
$103,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Established automotive property with an office, customer circulation area, and on-site vehicle parking and display space.
Where is this car wash located?
The property is located at 4030 Plank Rd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Operating car wash and car lot; On‑site office for business operations; Parking and display area for vehicles
