Office Building at Signalized
For Sale
$600,000
135 E Landry St, Opelousas, LA 70570
DMU-zoned commercial building with a former banking layout in downtown Opelousas.
Property Size6,993 SF
Price / SF$85.80
Days on Market268
Property Features for 135 E Landry St
General Information
Standard status
Active
Size
6,993 SF
Property subtype
Office
Zoning
DMU
Amenities
Water
Natural Gas
Listing Agency:
Hargroder Real Estate Group, Inc.
(337) 993-0495
Listed By:
Dwayne Hargroder · License #995696954
(337) 993-0495
Source:
Lacdb.resimplifi
Added: Dec 5, 2025
Changed: Aug 29
Last Checked: Aug 30 at 1:29PM
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 Hargroder Real Estate Group, Inc.
Investment Insights
Based on property information with market context.
This office property contains 6,993 square feet under roof and previously operated as a banking location. The building’s established commercial configuration supports continued office use or reworking for another business operation, subject to applicable approvals.
The property occupies a corner at a signalized intersection in downtown Opelousas, providing a prominent setting within the city center. DMU zoning adds an important planning consideration for evaluating future use and redevelopment options.
The property occupies a corner at a signalized intersection in downtown Opelousas, providing a prominent setting within the city center. DMU zoning adds an important planning consideration for evaluating future use and redevelopment options.
Key Highlights
- 6,993 square feet under roof
- Former banking location
- Corner position at a signalized intersection
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
$53,496
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
8.92%
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%
$1,069,920
$1.1M
Cap Rate 7%
$764,229
$764.2K
Cap Rate 9%
$594,400
$594.4K
Market Conditions
NOI Build-Up for 6,993 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
$83.9K $12.00/SF
− Vacancy
−$12.6K −$1.80/SF
EGI
$71.3K $10.20/SF
− OpEx
−$17.8K −$2.55/SF
NOI
$53.5K $7.65/SF
Area
St. Landry County, LA
Vacancy
15.00%
Lease Rate
$12.00 /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%
$1,069,920
Cap Rate 7%
$764,229
Cap Rate 9%
$594,400
Alternative Uses
Best Use
Specialty Retail
$969.9K
$848.6K – $1.13M
NOI $67,890 @ 7.0% cap · market cap 11.32%
Second Best
Office B
$764.2K
$668.7K – $891.6K
NOI $53,496 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$1.05M
$923.1K – $1.23M
NOI $73,846 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - DMU-zoned commercial building with a former banking layout in downtown Opelousas.
Where is this office building located?
The property is located at 135 E Landry St Opelousas, LA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 6,993 square feet under roof; Former banking location; Corner position at a signalized intersection
