Mixed-Use Property with Commercial
For Sale
$925,000
238 Napoleon Ave, Sunset, LA 70584
Multi-structure property combines an entertainment venue, office space, residential accommodations, and RV hookups on a sizable commercial site.
Property Size16,516 SF
Lot Size6.35 Acres
Price / SF$56.01
Days on Market356
Property Features for 238 Napoleon Ave
General Information
Standard status
Active
Size
16,516 SF
Lot size
6.35 Acres
Property subtype
Hospitality
Additional Details
Utilities to Site
Yes
Office Units
3
Amenities
Power
Water
Sewer
Natural Gas
Building Details
Building Size
16,516 SF
Listing Agency:
Robins Real Estate
(337) 351-4931
Listed By:
Stacie Sibille · License #995681483
(337) 351-4931
Source:
Lacdb.resimplifi
Added: Sep 10, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:40PM
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 Robins Real Estate
Investment Insights
Based on property information with market context.
Located at 238 Napoleon Avenue in Sunset, Louisiana, this mixed-use property spans 6.354 acres and combines an entertainment facility with several supporting structures. The primary venue includes a commercial-grade kitchen, soundproofed interior, event lighting, and an open arrangement suited to gatherings, live music, private functions, or restaurant operations. Two additional climate-controlled buildings expand the available workspace; one contains three private offices, while the other offers an open interior for storage, workshop, or creative use.
The property also includes a one-bedroom, one-bath studio home, an active Airbnb unit, and 9 RV hookups. On-site parking supports visitors, personnel, and equipment. The combination of event, office, residential, short-term rental, and RV components creates a flexible commercial property with multiple existing improvements and operating possibilities.
The property also includes a one-bedroom, one-bath studio home, an active Airbnb unit, and 9 RV hookups. On-site parking supports visitors, personnel, and equipment. The combination of event, office, residential, short-term rental, and RV components creates a flexible commercial property with multiple existing improvements and operating possibilities.
Key Highlights
- 6.354‑acre mixed‑use commercial property at 238 Napoleon Avenue, Sunset, LA
- 10, 968 SF entertainment facility with commercial‑grade kitchen, soundproofing, and event lighting
- Two additional climate‑controlled buildings, including one with 3 private offices
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
$66,010
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
7.14%
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%
$1,320,200
$1.3M
Cap Rate 7%
$943,000
$943.0K
Cap Rate 9%
$733,444
$733.4K
Market Conditions
NOI Build-Up for 16,516 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
$103.1K $6.24/SF
− Vacancy
−$8.8K −$0.53/SF
EGI
$94.3K $5.71/SF
− OpEx
−$28.3K −$1.71/SF
NOI
$66.0K $4.00/SF
Area
St. Landry County, LA
Vacancy
8.50%
Lease Rate
$6.24 /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%
$1,320,200
Cap Rate 7%
$943,000
Cap Rate 9%
$733,444
Alternative Uses
Best Use
Specialty Retail
$2.29M
$2.00M – $2.67M
NOI $160,342 @ 7.0% cap · market cap 17.33%
Second Best
Mixed Use
$1.50M
$1.31M – $1.75M
NOI $104,732 @ 7.0% cap · market cap 11.32%
Theoretical Best
Office A
$2.49M
$2.18M – $2.91M
NOI $174,409 @ 7.0% cap · market cap 18.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 70584, LA
7,471
Population
2,698
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
82%
High-School Grad
34.6 sq mi
ZIP Area
216
Density / Sq Mi
$70,327
Median Household Income
$43,497
Median Earnings
$1,037
Median Rent
$184,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-structure property combines an entertainment venue, office space, residential accommodations, and RV hookups on a sizable commercial site.
Where is this mixed-use property located?
The property is located at 238 Napoleon Ave Sunset, LA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 6.354‑acre mixed‑use commercial property at 238 Napoleon Avenue, Sunset, LA; 10, 968 SF entertainment facility with commercial‑grade kitchen, soundproofing, and event lighting; Two additional climate‑controlled buildings, including one with 3 private offices
