Retail Building with Rear Overhead
For Sale
$350,000
16509 Highway 190, Port Barre, LA 70577
Versatile retail building includes a workshop, loft storage, and two rear overhead doors for convenient access.
Property Size2,400 SF
Price / SF$145.83
Days on Market138
Property Features for 16509 Highway 190
General Information
Standard status
Active
Size
2,400 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Drive-In Doors
2
Listing Agency:
Real Broker, LLC
(337) 224-7749
Listed By:
Chris Lejeune · License #0995691823
(337) 224-7749
Source:
Exprealty
Added: Apr 17
Changed: Aug 21
Last Checked: Aug 30 at 11:03PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This for-sale retail building offers flexible interior space with a workshop area and loft storage. Two rear overhead doors provide practical access for loading, unloading, or back-of-house operations. The overall layout is designed to support a retail use while also accommodating additional light work or storage needs.
The property is located on busy Highway 190 in Port Barre, LA, providing visibility to passing traffic.
As presented, the asset combines customer-facing space with functional back-area improvements, making it a useful option for operators seeking both retail presence and supported utility space within the same building.
The property is located on busy Highway 190 in Port Barre, LA, providing visibility to passing traffic.
As presented, the asset combines customer-facing space with functional back-area improvements, making it a useful option for operators seeking both retail presence and supported utility space within the same building.
Key Highlights
- Commercial property on busy Highway 190 with a retail building and flexible space for multiple business uses
- Includes a workshop plus loft storage for added back‑of‑house or storage functionality
- Two rear overhead doors provide convenient loading and easy access
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
$16,692
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
4.77%
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%
$333,840
$333.8K
Cap Rate 7%
$238,457
$238.5K
Cap Rate 9%
$185,467
$185.5K
Market Conditions
NOI Build-Up for 2,400 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
$25.9K $10.80/SF
− Vacancy
−$2.1K −$0.86/SF
EGI
$23.8K $9.94/SF
− OpEx
−$7.2K −$2.98/SF
NOI
$16.7K $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%
$333,840
Cap Rate 7%
$238,457
Cap Rate 9%
$185,467
Alternative Uses
Best Use
Retail
$238.5K
$208.7K – $278.2K
NOI $16,692 @ 7.0% cap · market cap 4.77%
Second Best
Flex RnD
$233.7K
$204.5K – $272.7K
NOI $16,361 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$362.1K
$316.8K – $422.4K
NOI $25,344 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Drive-in doors
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70577, LA
4,424
Population
2,042
Households
2.2
Avg Household Size
40
Median Age
8%
College-Educated
88%
High-School Grad
76.1 sq mi
ZIP Area
58
Density / Sq Mi
$46,250
Median Household Income
$31,693
Median Earnings
$693
Median Rent
$98,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Versatile retail building includes a workshop, loft storage, and two rear overhead doors for convenient access.
Where is this flex space located?
The property is located at 16509 Highway 190 Port Barre, LA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Commercial property on busy Highway 190 with a retail building and flexible space for multiple business uses; Includes a workshop plus loft storage for added back‑of‑house or storage functionality; Two rear overhead doors provide convenient loading and easy access
