Building Details

Year Built 1925

Listing Agency: LATTER & BLUM (LATT21)

Listed By: C J Edler · License #995688158 Show Phone

Source: Dominionplace

Added: Sep 14 Changed: Sep 15 Last Checked: Sep 14 at 2:19PM

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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 LATTER & BLUM (LATT21)

Investment Insights

Based on property information with market context.

This 3,505-square-foot restaurant property, constructed in 1925, includes a large dining room with an integrated bar and a second bar area with additional seating. The kitchen is equipped with cooking equipment included in the sale, and the layout provides four bathrooms serving both patrons and staff. Two new 5-ton A/C units are scheduled for installation.

Located at 186 Museum St in Garyville, Louisiana, the property also includes an on-site parking lot. Its combination of dining, bar, kitchen, restroom, and parking improvements supports restaurant operations within an established commercial building.

Key Highlights

• 3,505‑square‑foot restaurant property built in 1925
• Large dining area with built‑in bar plus a separate bar and additional seating
• Cooking equipment included with the sale

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

$20,977

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

5.99%

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%

$419,540 $419.5K

Cap Rate 7%

$299,671 $299.7K

Cap Rate 9%

$233,078 $233.1K

Market Conditions

NOI Build-Up for 3,505 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

$31.5K $9.00/SF

− Vacancy

−$1.6K −$0.45/SF

EGI

$30.0K $8.55/SF

− OpEx

−$9.0K −$2.56/SF

NOI

$21.0K $5.98/SF

Area

St. John the Baptist County, LA

Vacancy

5.00%

Lease Rate

$9.00 /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%

$419,540

Cap Rate 7%

$299,671

Cap Rate 9%

$233,078

Alternative Uses

Best Use

Specialty Retail

$847.9K

$741.9K – $989.3K (±1% cap)

NOI $59,355 @ 7.0% cap · market cap 16.96%

Second Best

Industrial

$299.7K

$262.2K – $349.6K (±1% cap)

NOI $20,977 @ 7.0% cap · market cap 5.99%

Theoretical Best

Office A

$924.7K

$809.1K – $1.08M (±1% cap)

NOI $64,730 @ 7.0% cap · market cap 18.49%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

ATM Atm Fatty's Restaurant Restaurant

Suggested Use

Top Pick Building Supply Auto Parts Store Bakery Catering Service Restaurant Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

47

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 70051, LA

1,777

Population

769

Households

2.3

Avg Household Size

43

Median Age

6%

College-Educated

68%

High-School Grad

8.1 sq mi

ZIP Area

219

Density / Sq Mi

$85,417

Median Household Income

$47,719

Median Earnings

$141,000

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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

Similar Off Market Nearby

• D&K Perrilloux Catering Services, LLC — 234 S Little Hope St, Garyville, LA 70051

Frequently Asked Questions

What type of property is this?

Restaurant - Includes a commercial kitchen, two bar areas, four bathrooms, and on-site customer parking.

Where is this restaurant located?

The property is located at 186 Museum St Garyville, 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: 3,505‑square‑foot restaurant property built in 1925; Large dining area with built‑in bar plus a separate bar and additional seating; Cooking equipment included with the sale