Corner Storefront
For Sale
$1,350,000
2081 Gause Blvd E, Slidell, LA 70461
Storefront property at a signalized corner with HC-2 zoning and access to a major interstate corridor.
Property Size4,650 SF
Lot Size2.25 Acres
Price / SF$290.32
Days on Market462
Property Features for 2081 Gause Blvd E
General Information
Standard status
Active
Size
4,650 SF
Lot size
2.25 Acres
Property subtype
Retail
Zoning
HC-2
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Amenities
Drive-Thru
Listing Agency:
Stirling Covington/Corporate
Listed By:
Ryan Murphy, MBA, CCIM
(985) 898-2022
Source:
Lacdb.resimplifi
Added: Jun 6, 2025
Changed: Sep 9
Last Checked: Sep 9 at 5:38AM
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 Stirling Covington/Corporate
Investment Insights
Based on property information with market context.
This storefront property occupies a 2.25-acre site at the southwest corner of Gause Boulevard and Pearl Street. The property includes 4,650 square feet and was built in 1980, with HC-2 zoning supporting its commercial positioning.
The site is located approximately 3/4 of a mile from I-10 and benefits from a signalized intersection. Its corner placement provides direct exposure along two identified roadways in Slidell, Louisiana.
The site is located approximately 3/4 of a mile from I-10 and benefits from a signalized intersection. Its corner placement provides direct exposure along two identified roadways in Slidell, Louisiana.
Key Highlights
- 2.25‑acre storefront property at the southwest corner of Gause Boulevard and Pearl Street
- Signalized intersection location
- Approximately 3/4 of a mile from I‑10
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
$46,628
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
3.45%
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%
$932,560
$932.6K
Cap Rate 7%
$666,114
$666.1K
Cap Rate 9%
$518,089
$518.1K
Market Conditions
NOI Build-Up for 4,650 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
$69.8K $15.00/SF
− Vacancy
−$3.1K −$0.68/SF
EGI
$66.6K $14.33/SF
− OpEx
−$20.0K −$4.30/SF
NOI
$46.6K $10.03/SF
Area
St. Tammany County, LA
Vacancy
4.50%
Lease Rate
$15.00 /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%
$932,560
Cap Rate 7%
$666,114
Cap Rate 9%
$518,089
Alternative Uses
Best Use
Retail
$666.1K
$582.9K – $777.1K
NOI $46,628 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$50.13M
$43.86M – $58.48M
NOI $3,508,927 @ 7.0% cap · market cap 259.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
946
Businesses Nearby
162k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 54%
Dining 26%
Home Improvements & Furnishings 19%
Hotels & Casinos 1%
RaceTrac
Shops & Services
45,698 visits/mo
0.5 miles
The Home Depot
Home Improvements & Furnishings
30,380 visits/mo
0.5 miles
Dollar Tree
Shops & Services
19,475 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
15,116 visits/mo
0.3 miles
Dollar General
Shops & Services
8,424 visits/mo
0.2 miles
Demographics for 70461, LA
30,740
Population
12,900
Households
2.4
Avg Household Size
39
Median Age
31%
College-Educated
89%
High-School Grad
53.5 sq mi
ZIP Area
575
Density / Sq Mi
$88,035
Median Household Income
$48,351
Median Earnings
$1,201
Median Rent
$267,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Storefront property at a signalized corner with HC-2 zoning and access to a major interstate corridor.
Where is this storefront property located?
The property is located at 2081 Gause Blvd E Slidell, LA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 2.25‑acre storefront property at the southwest corner of Gause Boulevard and Pearl Street; Signalized intersection location; Approximately 3/4 of a mile from I‑10
