Office-Warehouse Flex
For Sale
$1,450,000
255 Rousseau Road, Youngsville, LA 70592
COMMERCIAL - Youngsville, LA
Property Size7,500 SF
Lot Size3.88 Acres
Price / SF$193.33
Days on Market49
Property Features for 255 Rousseau Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
ID
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 1, Bathroom 4, Bathroom 3
Parking features
Covered, Parking Lot, Off Street
Exterior features
OH Door 10 - 15 Ft, OH Door 16 - 20 Ft, Partially Fenced, Pole Sign
Fencing
Partial
Directions
From Ambassador south on Youngsville Highway, Right on Rousseau Road, second to last building on the right.
Subdivision
O
Standard status
Active
APN
6043134
Size
7,500 SF
Lot size
3.88 Acres
Taxes and HOA fees
Tax Description
LOT 4 SEC 31 T10S R5E (3.88 AC)
Legal Description
LOT 4 SEC 31 T10S R5E (3.88 AC)
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
conference room
fully equipped kitchen
server room
file storage area
employee lounge
clock-in station
bunkhouse with kitchenette
Building Details
Floors in Building
1
Flooring type
Carpet - Full, Tile
Roof type
Metal
Listing Agency:
Keller Williams Realty Acadiana
(337) 735-9300
Listed By:
Kenneth W Vidrine · License #995719113
(337) 280-3217
Added: Jun 25
Changed: Aug 4
Last Checked: Aug 12 at 3:06AM
MLS# 2600005765
Copyright © 2026 Realtor Association of Acadiana. 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 for-sale flex facility combines professional office space with warehouse/shop functionality on a 3.88-acre site. The layout includes a reception area and lobby leading to an executive suite, ten private offices, a conference room, a fully equipped kitchen, a dedicated server room, file storage, an employee lounge, and a clock-in station. Two separate exterior entrances also support a versatile bunkhouse area with a kitchenette.
The warehouse/shop portion features two oversized roll-up bay doors designed for loading and operational use. The property is presented as meticulously maintained and move-in ready.
The site offers both executive-style work space and practical service or storage space in one building, supported by the warehouse configuration for equipment and vehicle access through the roll-up doors.
The warehouse/shop portion features two oversized roll-up bay doors designed for loading and operational use. The property is presented as meticulously maintained and move-in ready.
The site offers both executive-style work space and practical service or storage space in one building, supported by the warehouse configuration for equipment and vehicle access through the roll-up doors.
Key Highlights
- 7,500 SF commercial facility on 3.88 acres at 255 Rousseau Road, with access to Ambassador Caffery Pkwy and Highway 90 (Future I‑49 Corridor)
- Layout includes ~5,200 SF professional office space plus ~2,300 SF warehouse/shop space
- Office suite features reception/lobby, executive suite, 10 private offices, conference room, fully equipped kitchen, and dedicated server room
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
$87,278
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
6.02%
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%
$1,745,560
$1.7M
Cap Rate 7%
$1,246,829
$1.2M
Cap Rate 9%
$969,756
$969.8K
Market Conditions
NOI Build-Up for 7,500 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
$135.0K $18.00/SF
− Vacancy
−$18.6K −$2.48/SF
EGI
$116.4K $15.52/SF
− OpEx
−$29.1K −$3.88/SF
NOI
$87.3K $11.64/SF
Area
Lafayette County, LA
Vacancy
13.80%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,745,560
Cap Rate 7%
$1,246,829
Cap Rate 9%
$969,756
Alternative Uses
Best Use
Office B
$1.25M
$1.09M – $1.45M
NOI $87,278 @ 7.0% cap · market cap 6.02%
Second Best
Flex RnD
$623.7K
$545.7K – $727.6K
NOI $43,656 @ 7.0% cap · market cap 3.01%
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,128 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70592, LA
28,975
Population
11,583
Households
2.5
Avg Household Size
34
Median Age
35%
College-Educated
95%
High-School Grad
42.5 sq mi
ZIP Area
682
Density / Sq Mi
$93,453
Median Household Income
$53,063
Median Earnings
$1,106
Median Rent
$239,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex facility with professional offices and a warehouse/shop area featuring two oversized roll-up bay doors.
Where is this flex space located?
The property is located at 255 Rousseau Road Youngsville, LA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 7,500 SF commercial facility on 3.88 acres at 255 Rousseau Road, with access to Ambassador Caffery Pkwy and Highway 90 (Future I‑49 Corridor); Layout includes ~5,200 SF professional office space plus ~2,300 SF warehouse/shop space; Office suite features reception/lobby, executive suite, 10 private offices, conference room, fully equipped kitchen, and dedicated server room
