Corner Storefront
For Sale
Contact for pricing
2081 Gause Boulevard East, 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 Market16
Property Features for 2081 Gause Boulevard East
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
Building Details
Year Built
1980
Units
1
Listing Agency:
Stirling
Listed By:
Ryan Murphy, MBA, CCIM · License #LA
Source:
Crexi
Added: Aug 10
Changed: Aug 23
Last Checked: Aug 24 at 11:37PM
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
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
Property Profile
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
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 - 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 Boulevard East 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
