Building Details

Year built 1987

Floors in Building 1

Listing Agency: AT Home Realty Group Show Phone

Listed By: Andrea Tyler · License #995685551 Show Phone

Added: Jun 29 Changed: Sep 7 Last Checked: Sep 28 at 2:06PM

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MLS# 2565416

Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This commercial flex property at 15520 River Road in Hahnville provides a multi-room configuration with 14 private rooms, two bathrooms, and a kitchen. The building also includes dedicated storage and three garage doors supporting loading, unloading, and inventory access. Cinder block construction is complemented by a new metal roof, spray foam insulation, updated electrical and plumbing systems, LED lighting, and a newly installed HVAC system.

The property is zoned Comm and located in an X flood zone. Parking includes both open spaces and a secured area. Public water serves the site, and the building was constructed in 1987. Its combination of room-level separation, service areas, storage, and loading access supports a range of commercial layouts.

Key Highlights

• 14 private rooms with two bathrooms and a kitchen
• Over 1,400 square feet of storage with three garage doors
• New metal roof, spray foam insulation, and updated building systems

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

$39,798

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

6.92%

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%

$795,960 $796.0K

Cap Rate 7%

$568,543 $568.5K

Cap Rate 9%

$442,200 $442.2K

Market Conditions

NOI Build-Up for 5,428 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

$65.1K $12.00/SF

− Vacancy

−$3.9K −$0.72/SF

EGI

$61.2K $11.28/SF

− OpEx

−$21.4K −$3.95/SF

NOI

$39.8K $7.33/SF

Area

St. Charles County, LA

Vacancy

6.00%

Lease Rate

$12.00 /SF/Yr

Expense Ratio

35.00%

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%

$795,960

Cap Rate 7%

$568,543

Cap Rate 9%

$442,200

Alternative Uses

Best Use

Office B

$1.08M

$941.4K – $1.26M (±1% cap)

NOI $75,310 @ 7.0% cap · market cap 13.10%

Second Best

Flex RnD

$568.5K

$497.5K – $663.3K (±1% cap)

NOI $39,798 @ 7.0% cap · market cap 6.92%

Theoretical Best

Office A

$1.43M

$1.25M – $1.67M (±1% cap)

NOI $100,244 @ 7.0% cap · market cap 17.43%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Suggested Use

Top Pick Restaurant Auto Repair Shop Building Supply Hair Salon Nail Salon Electrical Service

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

3

Drive-in doors

Location Intelligence

Trade Area within ½ mile

66

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 70057, LA

4,201

Population

1,628

Households

2.6

Avg Household Size

41

Median Age

15%

College-Educated

86%

High-School Grad

44.5 sq mi

ZIP Area

94

Density / Sq Mi

$62,361

Median Household Income

$45,286

Median Earnings

$676

Median Rent

$217,500

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Versatile commercial building with private rooms, storage, updated systems, and open plus secured parking.

Where is this flex space located?

The property is located at 15520 RIVER Road Hahnville, LA.

What is the asking price?

The asking price for this property is $575,000.

What are key features of this property?

This property features: 14 private rooms with two bathrooms and a kitchen; Over 1,400 square feet of storage with three garage doors; New metal roof, spray foam insulation, and updated building systems