Mixed-Use Entertainment
For Sale
$925,000
238 Napoleon Avenue, Sunset, LA 70584
Commercial Sale, Sunset, LA
Property Size16,516 SF
Lot Size6.35 Acres
Price / SF$56.01
Days on Market371
Property Features for 238 Napoleon Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bathroom 2, Bathroom 1
Parking features
Driveway
Security features
Security System
Fencing
Fenced
Directions
From I-49 Take Exit 11 (Sunset/Grand Coteau) go towards Sunset on Duffy Avenue at stop sign turn right continue on Hey 182 ( Napoleon Avenue ) go approximately 1.2 miles and Property is on the left.
Standard status
Active
APN
0200407500
Lot size
6.35 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
1137
Utilities
Heating system
Electric (Heating), Forced Air
Water source
Public
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
Robins Real Estate LLC
Listed By:
Stacie R Sibille · License #995681483
(337) 351-4931
Added: Sep 10, 2025
Changed: Sep 13
Last Checked: Sep 15 at 11:06PM
MLS# 11570115
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines a 16,516-square-foot commercial complex with a 10,968-square-foot entertainment facility, two additional climate-controlled buildings, and on-site residential accommodations. The primary venue includes a commercial-grade kitchen, soundproofed space, event lighting, and an open interior suitable for gatherings or food-service operations. One secondary building contains three private offices, while the other provides open space for storage, workshop, or creative use.
Additional components include a one-bedroom, one-bath studio home, an active Airbnb unit, nine RV hookups, driveway parking, and a fenced site. Public water serves the property, and the buildings feature metal roofing with forced-air and electric heating. Located at 238 Napoleon Avenue in Sunset, Louisiana, the property offers a combination of entertainment, office, lodging, and support spaces within one commercial setting.
Additional components include a one-bedroom, one-bath studio home, an active Airbnb unit, nine RV hookups, driveway parking, and a fenced site. Public water serves the property, and the buildings feature metal roofing with forced-air and electric heating. Located at 238 Napoleon Avenue in Sunset, Louisiana, the property offers a combination of entertainment, office, lodging, and support spaces within one commercial setting.
Key Highlights
- 16,516‑square‑foot mixed‑use commercial complex in Sunset, Louisiana
- 10,968‑square‑foot entertainment facility with soundproofed space and event lighting
- Commercial‑grade kitchen supports food‑service and catering operations
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-structure property with event space, commercial kitchen, offices, lodging components, and RV hookups.
Where is this mixed-use property located?
The property is located at 238 Napoleon Avenue 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: 16,516‑square‑foot mixed‑use commercial complex in Sunset, Louisiana; 10,968‑square‑foot entertainment facility with soundproofed space and event lighting; Commercial‑grade kitchen supports food‑service and catering operations
