Two-Story Office
For Sale
$550,000
4440 Youree Dr, Shreveport, LA 71105
Finished suburban office property with private offices, conference space, server rooms, and on-site parking.
Property Size3,810 SF
Price / SF$144.36
Days on Market792
Property Features for 4440 Youree Dr
General Information
Standard status
Active
Size
3,810 SF
Total Parking Spaces
22
Property subtype
Office
Zoning
C-UC
Amenities
Power
Water
Sewer
22 Parking Spaces
Listing Agency:
Walker-Alley & Associates
(318) 222-2022
Listed By:
Raymond Alley · License #995698100
(318) 222-2022
Source:
Lacdb.resimplifi
Added: Jul 1, 2024
Changed: Aug 29
Last Checked: Aug 30 at 1:18PM
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 Walker-Alley & Associates
Investment Insights
Based on property information with market context.
The Trombetta Office Building is a 3,810-square-foot, two-story office property with a finished interior and a practical mix of private and shared work areas. The ground floor includes a foyer, conference room, three private offices, collaborative space, file areas, a break area with wet bar and cabinetry, two restrooms, and a server/telecom closet. The second floor provides four additional private offices, two restrooms, another server/telecom closet, and utility space. Tile flooring is used on the first level, while the upper floor features simulated wood-grain flooring with millwork, cove base, and finished door frames. Windows throughout the building provide natural light, and central HVAC serves the property.
The building is located on Youree Drive, also identified as LA HWY 1, immediately north of Southfield. A concrete parking lot is positioned at the front and rear, providing 22 parking spaces. The property is zoned C-UC and includes dedicated utility, file, and telecommunications areas across both floors.
The building is located on Youree Drive, also identified as LA HWY 1, immediately north of Southfield. A concrete parking lot is positioned at the front and rear, providing 22 parking spaces. The property is zoned C-UC and includes dedicated utility, file, and telecommunications areas across both floors.
Key Highlights
- 3,810‑square‑foot two‑story office building
- Seven private offices across two floors
- Ground‑floor conference room and collaborative area
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
$43,205
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
7.86%
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%
$864,100
$864.1K
Cap Rate 7%
$617,214
$617.2K
Cap Rate 9%
$480,056
$480.1K
Market Conditions
NOI Build-Up for 3,810 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
$68.6K $18.00/SF
− Vacancy
−$11.0K −$2.88/SF
EGI
$57.6K $15.12/SF
− OpEx
−$14.4K −$3.78/SF
NOI
$43.2K $11.34/SF
Area
Shreveport, LA
Vacancy
16.00%
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%
$864,100
Cap Rate 7%
$617,214
Cap Rate 9%
$480,056
Alternative Uses
Best Use
Office B
$617.2K
$540.1K – $720.1K
NOI $43,205 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$804.1K
$703.6K – $938.2K
NOI $56,290 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 71105, LA
21,308
Population
11,139
Households
1.9
Avg Household Size
38
Median Age
45%
College-Educated
95%
High-School Grad
9.5 sq mi
ZIP Area
2,243
Density / Sq Mi
$66,758
Median Household Income
$48,396
Median Earnings
$1,247
Median Rent
$216,000
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?
Office building - Finished suburban office property with private offices, conference space, server rooms, and on-site parking.
Where is this office building located?
The property is located at 4440 Youree Dr Shreveport, LA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3,810‑square‑foot two‑story office building; Seven private offices across two floors; Ground‑floor conference room and collaborative area
