C3 Storefront Property with
For Sale
$795,000
2058 East Texas, Bossier City, LA 71111
Two suites, a paved fenced yard, and rear truck access support flexible commercial occupancy.
Property Size10,850 SF
Lot Size1.25 Acres
Price / SF$73.27
Days on Market8
Property Features for 2058 East Texas
General Information
Standard status
Active
Size
10,850 SF
Lot size
1.25 Acres
Property subtype
Business Opportunities
Zoning
C3
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
3
Building Details
Year Built
1993
Buildings
1
Tenancy
Multi
Listing Agency:
Sealy Real Estate Services LLC
(318) 222-8700
Listed By:
Joseph Fleming · License #0000041905
Source:
Xome
Added: Aug 2
Changed: Aug 9
Last Checked: Aug 9 at 12:16PM
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 Sealy Real Estate Services LLC
Investment Insights
Based on property information with market context.
This partially leased storefront property contains approximately 10,850 square feet within a two-suite configuration at 2058 and 2060 East Texas Street. The improvements include a large concrete parking area and an approximately 1.25-acre paved, fenced yard. A replacement roof was completed in 2021, and Suite 2058 received a new HVAC unit in 2024.
The property has access from both the East Texas Street frontage and the rear of the building, with the rear entry accommodating larger trucks. Located along East Texas Street, identified as US Highway 80, the site is less than one block from Benton Road and LA Highway 3. I-20 is approximately 1.3 miles away, while the Louisiana Boardwalk, East Bank District, and Downtown Shreveport are approximately 2.5 miles, 2 miles, and 3 miles away, respectively.
The property has access from both the East Texas Street frontage and the rear of the building, with the rear entry accommodating larger trucks. Located along East Texas Street, identified as US Highway 80, the site is less than one block from Benton Road and LA Highway 3. I-20 is approximately 1.3 miles away, while the Louisiana Boardwalk, East Bank District, and Downtown Shreveport are approximately 2.5 miles, 2 miles, and 3 miles away, respectively.
Key Highlights
- Approximately 10,850 SF building on approximately 1.25 acres
- Two suites addressed as 2058 and 2060
- C3 zoning with paved and fenced outdoor yard
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
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
953
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
0.0 miles
Family Dollar
Shops & Services
9,125 visits/mo
0.0 miles
Valero Energy
Shops & Services
7,235 visits/mo
0.1 miles
Little Caesars Pizza
Dining
5,132 visits/mo
0.1 miles
KFC
Dining
4,296 visits/mo
0.2 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 - Two suites, a paved fenced yard, and rear truck access support flexible commercial occupancy.
Where is this storefront property located?
The property is located at 2058 East 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 10,850 SF building on approximately 1.25 acres; Two suites addressed as 2058 and 2060; C3 zoning with paved and fenced outdoor yard
