Freestanding Medical Office
New
For Sale
$750,000
1400 Highway 80, Haughton, LA 71037
Flexible layout supports general office use or conversion to a medical practice setting.
Property Size4,411 SF
Price / SF$170.03
Days on Market3
Property Features for 1400 Highway 80
General Information
Standard status
Active
Size
4,411 SF
Total Parking Spaces
32
Property subtype
Commercial
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
4,411 SF
Year Built
1983
Year Renovated
2024
Buildings
1
Units
1
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
Coldwell Banker Apex, REALTORS
(318) 455-3661
Listed By:
Andrew Cordaro · License #BROK.995686324-ASA
(318) 455-3661
Source:
Vickiesteam
Added: Aug 7
Changed: Aug 8
Last Checked: Aug 8 at 12:53PM
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 4,411-square-foot freestanding office property was built in 1983 and is currently occupied by Buster Constanzi Insurance. Originally designed for medical use, the building includes 10 exam rooms, three physician offices, a large waiting area, reception and file areas, a lab, x-ray room, soiled utility room, IT room, kitchen, and breakroom. Patient and staff restroom facilities are distributed throughout the building, including separate men’s and women’s restrooms serving the main waiting area. The layout can also support general office operations. A 2024 roof replacement adds a recent capital improvement.
The property is positioned along heavily traveled Highway 80 in Haughton, across from Brookshire’s and a retail shopping center containing numerous national retailers. On-site parking totals 32 spaces, with 12 spaces in the front lot and 20 in the rear lot.
The property is positioned along heavily traveled Highway 80 in Haughton, across from Brookshire’s and a retail shopping center containing numerous national retailers. On-site parking totals 32 spaces, with 12 spaces in the front lot and 20 in the rear lot.
Key Highlights
- 4,411 SF freestanding office building constructed in 1983
- Originally configured with 10 exam rooms and 3 private physician offices
- Includes lab, x‑ray room, soiled utility room, IT room, kitchen, and breakroom
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
$43,530
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
5.80%
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%
$870,600
$870.6K
Cap Rate 7%
$621,857
$621.9K
Cap Rate 9%
$483,667
$483.7K
Market Conditions
NOI Build-Up for 4,411 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
$68.3K $15.48/SF
− Vacancy
−$10.2K −$2.32/SF
EGI
$58.0K $13.16/SF
− OpEx
−$14.5K −$3.29/SF
NOI
$43.5K $9.87/SF
Area
Bossier County, LA
Vacancy
15.00%
Lease Rate
$15.48 /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%
$870,600
Cap Rate 7%
$621,857
Cap Rate 9%
$483,667
Alternative Uses
Best Use
Office B
$621.9K
$544.1K – $725.5K
NOI $43,530 @ 7.0% cap · market cap 5.80%
Second Best
Healthcare Medical
$501.9K
$439.1K – $585.5K
NOI $35,131 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$750.9K
$657.0K – $876.0K
NOI $52,561 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 71037, LA
21,469
Population
8,554
Households
2.5
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
128.8 sq mi
ZIP Area
167
Density / Sq Mi
$71,175
Median Household Income
$39,825
Median Earnings
$1,304
Median Rent
$205,200
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?
Medical Office Space - Flexible layout supports general office use or conversion to a medical practice setting.
Where is this medical office space located?
The property is located at 1400 Highway 80 Haughton, LA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 4,411 SF freestanding office building constructed in 1983; Originally configured with 10 exam rooms and 3 private physician offices; Includes lab, x‑ray room, soiled utility room, IT room, kitchen, and breakroom
