Versatile Warehouses on Napoleon
For Sale
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2713 E Napoleon Street E, Sulphur, LA 70663
Light industrial property featuring two warehouses on nearly half an acre.
Property Size5,820 SF
Lot Size0.50 Acres
Price / SF$77.32
Days on Market197
Property Features for 2713 E Napoleon Street E
General Information
Standard status
Active
Size
5,820 SF
Lot size
0.50 Acres
Property subtype
Special Purpose
Listing Agency:
Bessette Realty, Inc.
(337) 515-2583
Listed By:
Peggie Hollowell · License #46606
Source:
Crexi
Added: Jan 27
Changed: Aug 8
Last Checked: Aug 8 at 6:36AM
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 Bessette Realty, Inc.
Investment Insights
Based on property information with market context.
This light industrial property on Napoleon Street features two warehouses on nearly half an acre, suitable for a range of business uses. The building at 2713 E Napoleon Street provides approximately 3,120 square feet of usable space and includes a bathroom. The building at 2721 E Napoleon Street offers 2,700 square feet of gross building area, complete with a lobby and bathroom. Both buildings are equipped with roll-up doors for convenient access. The 2721 building also includes a car lift, which can be removed if not needed. The property is enhanced with security lighting and camera systems. Utilities vary by building: 2721 is located in the parish with Houston River Road water, while 2713 is within the City of Sulphur and serviced by city water. With Light Industrial zoning, this property is ready for various business endeavors.
Key Highlights
- Two versatile warehouses on nearly half an acre
- Light Industrial zoning allows for a wide range of business operations
- 2713 building offers approximately 3,120 sq ft of usable space, while 2721 provides 2,700 sq ft of gross building area
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
$35,995
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
8.00%
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%
$719,900
$719.9K
Cap Rate 7%
$514,214
$514.2K
Cap Rate 9%
$399,944
$399.9K
Market Conditions
NOI Build-Up for 5,820 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
$55.2K $9.48/SF
− Vacancy
−$3.8K −$0.64/SF
EGI
$51.4K $8.84/SF
− OpEx
−$15.4K −$2.65/SF
NOI
$36.0K $6.18/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$9.48 /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%
$719,900
Cap Rate 7%
$514,214
Cap Rate 9%
$399,944
Alternative Uses
Best Use
Retail
$733.7K
$642.0K – $856.0K
NOI $51,357 @ 7.0% cap · market cap 11.41%
Second Best
Warehouse
$624.4K
$546.4K – $728.5K
NOI $43,709 @ 7.0% cap · market cap 9.71%
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,815 @ 7.0% cap · market cap 19.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70663, LA
29,325
Population
12,767
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
97.8 sq mi
ZIP Area
300
Density / Sq Mi
$59,444
Median Household Income
$37,587
Median Earnings
$914
Median Rent
$174,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Mini Storage Headquarters — 308 N Post Oak Rd, Sulphur, LA 70663
- First Choice Couriers LLC — 710 N Hazel St, Sulphur, LA 70663
- Tulco Industrial Storage — Sulphur, LA 70663
- Tulco Inc — 360 N Hazel St, Sulphur, LA 70663
Frequently Asked Questions
What type of property is this?
Warehouse - Light industrial property featuring two warehouses on nearly half an acre.
Where is this warehouse located?
The property is located at 2713 E Napoleon Street E Sulphur, LA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two versatile warehouses on nearly half an acre; Light Industrial zoning allows for a wide range of business operations; 2713 building offers approximately 3,120 sq ft of usable space, while 2721 provides 2,700 sq ft of gross building area
