Two Lots on Old
For Sale
Contact for pricing
2656 Old Minden Rd, Bossier City, LA 71112
Two lots totaling 0.70 acres, investment opportunity.
Property Size3,630 SF
Lot Size0.70 Acres
Price / SF$110.19
Days on Market172
Property Features for 2656 Old Minden Rd
General Information
Standard status
Active
Size
3,630 SF
Lot size
0.70 Acres
Property subtype
Mixed Use, Retail
Listing Agency:
CENTURY 21 Elite
(318) 868-3600
Listed By:
Michael Salter · License #0995687639
Source:
Crexi
Added: Mar 4
Changed: Aug 15
Last Checked: Aug 21 at 9:51PM
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 CENTURY 21 Elite
Investment Insights
Based on property information with market context.
This listing encompasses two lots, identified as Parcel 135985 and Parcel 123228, with a combined area of 0.70 acres. A structure located at 2658 Old Minden Road is present on one of the lots and may require demolition. While access to one of the homes is currently restricted, prospective buyers are permitted to gain entry. This property presents a potential investment opportunity. The property is not situated within a flood zone.
Key Highlights
- Two lots included in the sale (Parcels 135985 and 123228).
- Total acreage of .70 acres.
- Property is not in a flood zone.
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
$36,754
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
9.19%
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%
$735,080
$735.1K
Cap Rate 7%
$525,057
$525.1K
Cap Rate 9%
$408,378
$408.4K
Market Conditions
NOI Build-Up for 3,630 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
$65.3K $18.00/SF
− Vacancy
−$6.5K −$1.80/SF
EGI
$58.8K $16.20/SF
− OpEx
−$22.1K −$6.07/SF
NOI
$36.8K $10.13/SF
Area
Bossier County, LA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$735,080
Cap Rate 7%
$525,057
Cap Rate 9%
$408,378
Alternative Uses
Best Use
Mixed Use
$525.1K
$459.4K – $612.6K
NOI $36,754 @ 7.0% cap · market cap 9.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$617.9K
$540.7K – $720.9K
NOI $43,255 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
721
Businesses Nearby
Explore this area
Business Placement
Demographics for 71112, LA
32,561
Population
14,248
Households
2.3
Avg Household Size
36
Median Age
25%
College-Educated
92%
High-School Grad
41.7 sq mi
ZIP Area
781
Density / Sq Mi
$59,814
Median Household Income
$41,110
Median Earnings
$1,181
Median Rent
$183,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Two lots totaling 0.70 acres, investment opportunity.
Where is this commercial land located?
The property is located at 2656 Old Minden Rd Bossier City, LA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two lots included in the sale (Parcels 135985 and 123228).; Total acreage of .70 acres.; Property is not in a flood zone.
