Building Details

Year Built 1981

Year Renovated 2018

Buildings 2

Listing Agency: Coldwell Banker Apex, REALTORS

Listed By: Sean Peterson · License #0995703809 Show Phone

Source: Heritance

Added: Sep 24 Last Checked: Sep 24 at 10:02AM

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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 Coldwell Banker Apex, REALTORS

Investment Insights

Based on property information with market context.

This convenience retail property combines a sales area with customer seating and a commercial kitchen equipped for food preparation. The kitchen includes cooking and ventilation equipment, prep areas, a three-compartment sink, and walk-in refrigeration. Office and storage areas support operations, while a separate auxiliary building provides additional space for cooking, preparation, storage, or other operations. The building was remodeled and expanded in 2018, and spray foam insulation covers the ceiling.

Fuel pumps sit beneath a covered canopy, with parking on site. A Generac standby generator is also included. The property is located at 13475 Hwy 5 in Keatchie, Louisiana.

Key Highlights

• Remodeled and expanded in 2018
• Commercial kitchen with cooking and ventilation equipment, prep areas, a three‑compartment sink, and walk‑in refrigeration
• Retail area includes a checkout counter, merchandise space, and customer seating

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

$21,620

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

6.18%

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%

$432,400 $432.4K

Cap Rate 7%

$308,857 $308.9K

Cap Rate 9%

$240,222 $240.2K

Market Conditions

NOI Build-Up for 3,452 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

$33.1K $9.60/SF

− Vacancy

−$2.3K −$0.65/SF

EGI

$30.9K $8.95/SF

− OpEx

−$9.3K −$2.68/SF

NOI

$21.6K $6.26/SF

Area

De Soto County, LA

Vacancy

6.80%

Lease Rate

$9.60 /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%

$432,400

Cap Rate 7%

$308,857

Cap Rate 9%

$240,222

Alternative Uses

Best Use

Specialty Retail

$548.1K

$479.6K – $639.5K (±1% cap)

NOI $38,369 @ 7.0% cap · market cap 10.96%

Second Best

Retail

$488.8K

$427.7K – $570.3K (±1% cap)

NOI $34,216 @ 7.0% cap · market cap 9.78%

Theoretical Best

Office A

$728.6K

$637.5K – $850.0K (±1% cap)

NOI $51,001 @ 7.0% cap · market cap 14.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Grocery and convenience stores

Suggested Use

Top Pick Grocery & Convenience Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

13

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 71046, LA

1,183

Population

354

Households

3.3

Avg Household Size

45

Median Age

12%

College-Educated

66%

High-School Grad

86.4 sq mi

ZIP Area

14

Density / Sq Mi

$56,250

Median Household Income

$29,199

Median Earnings

$780

Median Rent

$76,700

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - A 2018 renovation and expansion complement the property’s retail, food-service, and fuel offerings.

Where is this grocery and convenience store located?

The property is located at 13475 Hwy 5 Keatchie, LA.

What is the asking price?

The asking price for this property is $350,000.

What are key features of this property?

This property features: Remodeled and expanded in 2018; Commercial kitchen with cooking and ventilation equipment, prep areas, a three‑compartment sink, and walk‑in refrigeration; Retail area includes a checkout counter, merchandise space, and customer seating