Flex Space with
For Sale
$350,000
16509 Hwy 190, Port Barre, LA 70577
Commercial Sale, Port Barre, LA
Property Size2,400 SF
Lot Size3.14 Acres
Price / SF$145.83
Days on Market166
Property Features for 16509 Hwy 190
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
Parking Lot
Exterior features
OH Door 10 - 15 Ft, Storage Building
Directions
Coming from Lafayette take I 49 towards Opelousas. Turn right onto US 190 towards Port Barre. In 5.5 miles make a u turn. Building will be on your right.
Subdivision
L1
Standard status
Active
APN
0103876500
Size
2,400 SF
Lot size
3.14 Acres
Taxes and HOA fees
Tax Description
1 LOT 1 (2 AC) FRONTING 482.48' ON HWY 190 IN SEC 10 T-6S R-5E 1 LOT 2 (1.14 AC) IN SEC 10 T-6S R-5E 1277490
Legal Description
1 LOT 1 (2 AC) FRONTING 482.48' ON HWY 190 IN SEC 10 T-6S R-5E 1 LOT 2 (1.14 AC) IN SEC 10 T-6S R-5E 1277490
Utilities
Sewer type
Private Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
workshop
loft storage
two rear overhead doors
Building Details
Floors in Building
1
Flooring type
Tile, Concrete
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Real Broker, LLC
(337) 418-9700
Listed By:
Chris Lejeune · License #0995691823
(337) 224-7749
Added: Apr 16
Changed: Sep 13
Last Checked: Sep 28 at 10:06AM
MLS# 2600003293
Copyright © 2026 Realtor Association of Acadiana. 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 2,400-square-foot flex property includes a retail building, workshop, loft storage, and two rear overhead doors measuring 10–15 feet. Interior finishes include tile and concrete flooring, with central heating and central air. A metal roof, bathroom, parking lot, public water, and private sewer complete the improvements. The property also includes a separate storage building.
Located at 16509 Hwy 190 in Port Barre, Louisiana, the 3.14-acre site offers direct positioning along Highway 190. Commercial zoning supports the property’s broad business format, while the combination of retail area, work space, storage, and rear loading access accommodates multiple operational needs.
Located at 16509 Hwy 190 in Port Barre, Louisiana, the 3.14-acre site offers direct positioning along Highway 190. Commercial zoning supports the property’s broad business format, while the combination of retail area, work space, storage, and rear loading access accommodates multiple operational needs.
Key Highlights
- 2,400‑square‑foot flex property on 3.14 acres
- Retail building with workshop and loft storage
- Two rear overhead doors measuring 10–15 feet
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
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
30
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned property with rear overhead access, storage, and on-site parking for adaptable business operations.
Where is this flex space located?
The property is located at 16509 Hwy 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: 2,400‑square‑foot flex property on 3.14 acres; Retail building with workshop and loft storage; Two rear overhead doors measuring 10–15 feet
