Character-Rich Town
For Sale
$88,500
136 Fuselier St, Arnaudville, LA 70512
Flexible storefront with salon plumbing, a bathroom, and large display windows in central Arnaudville.
Property Size600 SF
Price / SF$147.50
Days on Market88
Property Features for 136 Fuselier St
General Information
Standard status
Active
Size
600 SF
Building Details
Buildings
1
Listing Agency:
ALLO Real Estate
(337) 331-2538
Listed By:
Kayla Taylor · License #995710731
(337) 331-2538
Source:
Exprealty
Added: May 27
Changed: Aug 21
Last Checked: Aug 21 at 9:43AM
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 ALLO Real Estate
Investment Insights
Based on property information with market context.
This 600-square-foot storefront property at 136 Fuselier St offers a compact commercial layout with two rooms formerly configured for hairstylist stations, an additional front area, and a bathroom. Plumbing remains in place for two shampoo bowls, including one existing bowl. Cypress wainscoting adds distinctive interior character, while vinyl siding and a metal roof provide the exterior finish. Large front windows support product display, signage, or visual merchandising.
The property is positioned across from The Little Big Cup and beside Russell's Food Center, near the town's red light. Its prior barber shop configuration, front reception area, and adaptable room arrangement support continued salon use or another storefront-oriented business. The property has served as a barber shop since the 1930s.
The property is positioned across from The Little Big Cup and beside Russell's Food Center, near the town's red light. Its prior barber shop configuration, front reception area, and adaptable room arrangement support continued salon use or another storefront-oriented business. The property has served as a barber shop since the 1930s.
Key Highlights
- 600‑square‑foot storefront property at 136 Fuselier St
- Two rooms formerly configured for hairstylist stations
- Plumbed for two shampoo bowls; one bowl remains in place
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
$4,173
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
4.72%
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%
$83,460
$83.5K
Cap Rate 7%
$59,614
$59.6K
Cap Rate 9%
$46,367
$46.4K
Market Conditions
NOI Build-Up for 600 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
$6.5K $10.80/SF
− Vacancy
−$518 −$0.86/SF
EGI
$6.0K $9.94/SF
− OpEx
−$1.8K −$2.98/SF
NOI
$4.2K $6.96/SF
Area
St. Landry County, LA
Vacancy
8.00%
Lease Rate
$10.80 /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%
$83,460
Cap Rate 7%
$59,614
Cap Rate 9%
$46,367
Alternative Uses
Best Use
Retail
$59.6K
$52.2K – $69.6K
NOI $4,173 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$90.5K
$79.2K – $105.6K
NOI $6,336 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
2k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sunoco
Shops & Services
2,108 visits/mo
0.4 miles
Demographics for 70512, LA
10,146
Population
4,292
Households
2.4
Avg Household Size
41
Median Age
19%
College-Educated
83%
High-School Grad
97.8 sq mi
ZIP Area
104
Density / Sq Mi
$51,988
Median Household Income
$41,813
Median Earnings
$539
Median Rent
$135,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Southern Bloom Flowers and Gifts, LLC. — 237 Main St, Arnaudville, LA 70512
Frequently Asked Questions
What type of property is this?
Storefront property - Flexible storefront with salon plumbing, a bathroom, and large display windows in central Arnaudville.
Where is this storefront property located?
The property is located at 136 Fuselier St Arnaudville, LA.
What is the asking price?
The asking price for this property is $88,500.
What are key features of this property?
This property features: 600‑square‑foot storefront property at 136 Fuselier St; Two rooms formerly configured for hairstylist stations; Plumbed for two shampoo bowls; one bowl remains in place
