Remodeled Nightclub Event
For Sale
$799,900
1605 Marshall St, Shreveport, LA 71101
Operating entertainment property includes indoor space, an outdoor stage and bar area, plus a separately accessed storage section.
Property Size5,280 SF
Price / SF$151.50
Days on Market28
Property Features for 1605 Marshall St
General Information
Standard status
Active
Size
5,280 SF
Building Details
Year Built
1920
Listing Agency:
Pinnacle Realty Advisors
(318) 233-1045
Listed By:
Christopher Holloway · License #0912122915
Source:
Minteerteam
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 29 at 7:25PM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This 5,280-square-foot brick commercial building, constructed in 1920 and subsequently remodeled, includes an operating nightclub and event venue business. The interior entertainment area is complemented by an outdoor space with a stage and bar, supporting live performances and private events as described in the property information.
A separate portion of the building has its own entrance and is currently used for storage. The property is located at 1605 Marshall St in downtown Shreveport, Louisiana, and the sale includes both the real estate and the operating entertainment business. The combination provides an established venue format with additional enclosed space within the building.
A separate portion of the building has its own entrance and is currently used for storage. The property is located at 1605 Marshall St in downtown Shreveport, Louisiana, and the sale includes both the real estate and the operating entertainment business. The combination provides an established venue format with additional enclosed space within the building.
Key Highlights
- 5,280‑square‑foot brick commercial building
- Operating nightclub and event venue business included with the real estate
- Outdoor entertainment area with stage and bar
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
$58,687
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
7.34%
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%
$1,173,740
$1.2M
Cap Rate 7%
$838,386
$838.4K
Cap Rate 9%
$652,078
$652.1K
Market Conditions
NOI Build-Up for 5,280 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
$82.4K $15.60/SF
− Vacancy
−$4.1K −$0.78/SF
EGI
$78.2K $14.82/SF
− OpEx
−$19.6K −$3.70/SF
NOI
$58.7K $11.11/SF
Area
Shreveport, LA
Vacancy
5.00%
Lease Rate
$15.60 /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%
$1,173,740
Cap Rate 7%
$838,386
Cap Rate 9%
$652,078
Alternative Uses
Best Use
Specialty Retail
$838.4K
$733.6K – $978.1K
NOI $58,687 @ 7.0% cap · market cap 7.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$975.1K – $1.30M
NOI $78,009 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,420
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71101, LA
6,560
Population
4,548
Households
1.4
Avg Household Size
41
Median Age
13%
College-Educated
77%
High-School Grad
4.2 sq mi
ZIP Area
1,562
Density / Sq Mi
$17,924
Median Household Income
$32,135
Median Earnings
$714
Median Rent
$86,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Night club - Operating entertainment property includes indoor space, an outdoor stage and bar area, plus a separately accessed storage section.
Where is this night club located?
The property is located at 1605 Marshall St Shreveport, LA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 5,280‑square‑foot brick commercial building; Operating nightclub and event venue business included with the real estate; Outdoor entertainment area with stage and bar
