Mixed-Use Property with Entertainment
New
For Sale
$925,000
238 Napoleon Ave, Sunset, LA 70584
Multi-structure commercial property with event space, a commercial kitchen, offices, residential units, and RV hookups.
Property Size17,253 SF
Price / SF$53.61
Days on Market4
Property Features for 238 Napoleon Ave
General Information
Standard status
Active
Size
17,253 SF
Listing Agency:
Robins Real Estate, LLC
Listed By:
Stacie R Sibille · License #995681483
(337) 351-4931
Source:
Athomerealtyla
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 18 at 12:44PM
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, LLC
Investment Insights
Based on property information with market context.
This mixed-use property on 6.354 acres includes a 10,968-square-foot entertainment facility with an open event layout, commercial-grade kitchen, soundproofed room, and installed lighting. The primary building is suited to gatherings, live performances, private functions, or food-service operations. Updated utilities support commercial activity.
Two additional climate-controlled buildings expand the property’s functional range. One contains three private offices, while the other provides open interior space for storage, workshop, or creative applications. The site also includes a one-bedroom, one-bath studio home, an active Airbnb unit, and nine RV hookups, along with on-site parking for guests, staff, and equipment. Located at 238 Napoleon Ave in Sunset, Louisiana, the property combines event, office, residential, and short-term rental components in one commercial setting.
Two additional climate-controlled buildings expand the property’s functional range. One contains three private offices, while the other provides open interior space for storage, workshop, or creative applications. The site also includes a one-bedroom, one-bath studio home, an active Airbnb unit, and nine RV hookups, along with on-site parking for guests, staff, and equipment. Located at 238 Napoleon Ave in Sunset, Louisiana, the property combines event, office, residential, and short-term rental components in one commercial setting.
Key Highlights
- 10,968‑square‑foot entertainment facility on 6.354 acres
- Commercial‑grade kitchen with soundproofed room and installed 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
$68,955
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
7.45%
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%
$1,379,100
$1.4M
Cap Rate 7%
$985,071
$985.1K
Cap Rate 9%
$766,167
$766.2K
Market Conditions
NOI Build-Up for 17,253 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
$107.7K $6.24/SF
− Vacancy
−$9.2K −$0.53/SF
EGI
$98.5K $5.71/SF
− OpEx
−$29.6K −$1.71/SF
NOI
$69.0K $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%
$1,379,100
Cap Rate 7%
$985,071
Cap Rate 9%
$766,167
Alternative Uses
Best Use
Specialty Retail
$2.39M
$2.09M – $2.79M
NOI $167,497 @ 7.0% cap · market cap 18.11%
Second Best
Mixed Use
$1.56M
$1.37M – $1.82M
NOI $109,406 @ 7.0% cap · market cap 11.83%
Theoretical Best
Office A
$2.60M
$2.28M – $3.04M
NOI $182,192 @ 7.0% cap · market cap 19.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 commercial property with event space, a commercial kitchen, offices, residential units, and RV hookups.
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: 10,968‑square‑foot entertainment facility on 6.354 acres; Commercial‑grade kitchen with soundproofed room and installed event lighting; Two additional climate‑controlled buildings, including one with 3 private offices
