Storefront Property with Secured
For Sale
$795,000
2058 E Texas, Bossier City, LA 71111
COMMERCIAL - Bossier City, LA
Property Size10,850 SF
Lot Size1.25 Acres
Price / SF$73.27
Days on Market17
Property Features for 2058 E Texas
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-3
Parking features
Parking Lot, Gated, Secured, Driveway
Subdivision
McCall
Directions
Located on the South side of Hwy 80 just west of Benton Road and E. Texas Street in Bossier City, LA.
Standard status
Active
APN
129770
Lot size
1.25 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
paved and fenced yard
Building Details
Year built
1993
Floors in Building
2
Number of units
2
Flooring type
Carpet, Tile, Concrete
Building materials
MetalSiding
Roof type
Synthetic, Metal
Listing Agency:
Sealy Real Estate Services LLC
(318) 222-8700
Listed By:
Joseph Fleming · License #0000041905
(318) 222-8700
Added: Aug 5
Changed: Aug 19
Last Checked: Aug 21 at 11:06AM
MLS# 21350649
Copyright © 2026 North Texas Real Estate Information Systems, Inc. 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 partially leased storefront property is configured as two suites at 2058 and 2060, allowing occupancy of one suite or the full building. The improvements include carpet, tile, and concrete flooring, central heating and cooling, a concrete parking area, and a gated outdoor yard. A replacement roof was completed in 2021, and Suite 2058 received a new HVAC unit in 2024.
The approximately 1.25-acre site is zoned C3 and fronts East Texas Street, identified in the source as US Highway 80. Access is available from East Texas Street and Nina Street, with the rear entry accommodating larger truck traffic. The property is less than one block from Benton Road and LA Highway 3, approximately 1.3 miles from I 20, approximately 2.5 miles from the Louisiana Boardwalk, approximately 2 miles from the East Bank District, and approximately 3 miles from Downtown Shreveport.
The approximately 1.25-acre site is zoned C3 and fronts East Texas Street, identified in the source as US Highway 80. Access is available from East Texas Street and Nina Street, with the rear entry accommodating larger truck traffic. The property is less than one block from Benton Road and LA Highway 3, approximately 1.3 miles from I 20, approximately 2.5 miles from the Louisiana Boardwalk, approximately 2 miles from the East Bank District, and approximately 3 miles from Downtown Shreveport.
Key Highlights
- Approximately 1.25‑acre paved and fenced yard
- Two suites identified as 2058 and 2060
- Dual access from East Texas Street and Nina Street
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
$70,206
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
8.83%
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%
$1,404,120
$1.4M
Cap Rate 7%
$1,002,943
$1.0M
Cap Rate 9%
$780,067
$780.1K
Market Conditions
NOI Build-Up for 10,850 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
$105.5K $9.72/SF
− Vacancy
−$5.2K −$0.48/SF
EGI
$100.3K $9.24/SF
− OpEx
−$30.1K −$2.77/SF
NOI
$70.2K $6.47/SF
Area
Bossier County, LA
Vacancy
4.90%
Lease Rate
$9.72 /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%
$1,404,120
Cap Rate 7%
$1,002,943
Cap Rate 9%
$780,067
Alternative Uses
Best Use
Retail
$1.00M
$877.6K – $1.17M
NOI $70,206 @ 7.0% cap · market cap 8.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.15M
NOI $129,288 @ 7.0% cap · market cap 16.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
47k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 53%
Shops & Services 42%
Electronics 4%
Hotels & Casinos 1%
Zaxby's Chicken Fingers & Buffalo Wings
Dining
15,102 visits/mo
0.2 miles
Family Dollar
Shops & Services
9,125 visits/mo
0.2 miles
Valero Energy
Shops & Services
7,235 visits/mo
0.2 miles
Little Caesars Pizza
Dining
5,132 visits/mo
0.2 miles
KFC
Dining
4,296 visits/mo
0.3 miles
Demographics for 71111, LA
44,476
Population
19,563
Households
2.3
Avg Household Size
35
Median Age
31%
College-Educated
91%
High-School Grad
45.2 sq mi
ZIP Area
984
Density / Sq Mi
$66,465
Median Household Income
$43,483
Median Earnings
$1,065
Median Rent
$268,600
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?
Storefront property - Partially leased storefront property with two suites, dual entrances, and a fenced commercial yard.
Where is this storefront property located?
The property is located at 2058 E Texas Bossier City, LA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Approximately 1.25‑acre paved and fenced yard; Two suites identified as 2058 and 2060; Dual access from East Texas Street and Nina Street
