Building Details

Year built 2018

Floors in Building 1

Listing Agency: Keller Williams Realty Services l***@kw.com Show Phone

Listed By: Gregg Tepper · License #69919 Show Phone

Added: Sep 4 Last Checked: Sep 6 at 5:06AM

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MLS# 2575748

Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. 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 3.25-acre flex property includes a 5,000-square-foot Design Center and a 2,800-square-foot model home, with approximately 7,800 square feet of total office/living space. Built in 2018, the improvements provide multiple structures within a versatile commercial layout. The property is zoned C/I and includes garage parking and public water service.

Located at 27735 James Chapel N Road in Holden, Louisiana, the site offers highway frontage and room across the acreage for business operations. Its existing configuration supports a range of commercial applications, including showroom, office, medical, professional, home-design, and light industrial uses.

Key Highlights

• 3.25‑acre C/I‑zoned commercial property
• 5,000‑square‑foot Design Center included
• 2,800‑square‑foot model home included

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

$52,015

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

6.94%

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%

$1,040,300 $1.0M

Cap Rate 7%

$743,071 $743.1K

Cap Rate 9%

$577,944 $577.9K

Market Conditions

NOI Build-Up for 7,800 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

$75.8K $9.72/SF

− Vacancy

−$1.5K −$0.19/SF

EGI

$74.3K $9.53/SF

− OpEx

−$22.3K −$2.86/SF

NOI

$52.0K $6.67/SF

Area

Livingston County, LA

Vacancy

1.99%

Lease Rate

$9.72 /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%

$1,040,300

Cap Rate 7%

$743,071

Cap Rate 9%

$577,944

Alternative Uses

Best Use

Retail

$1.74M

$1.53M – $2.03M (±1% cap)

NOI $122,045 @ 7.0% cap · market cap 16.27%

Second Best

Office B

$1.07M

$932.6K – $1.24M (±1% cap)

NOI $74,605 @ 7.0% cap · market cap 9.95%

Theoretical Best

Specialty Retail

$1.87M

$1.63M – $2.18M (±1% cap)

NOI $130,762 @ 7.0% cap · market cap 17.44%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Schumacher Homes of New ... Construction Company

Suggested Use

Top Pick Building Supply Auto Repair Shop Hair Salon Auto Parts Store Garden Center Daycare Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

26

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 70744, LA

5,667

Population

1,996

Households

2.8

Avg Household Size

39

Median Age

12%

College-Educated

75%

High-School Grad

102.9 sq mi

ZIP Area

55

Density / Sq Mi

$43,056

Median Household Income

$48,918

Median Earnings

$892

Median Rent

$130,800

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Flex space - C/I-zoned commercial property combines a design center, model home, and multiple structures on a highway-frontage site.

Where is this flex space located?

The property is located at 27735 JAMES CHAPEL N Road Holden, LA.

What is the asking price?

The asking price for this property is $749,900.

What are key features of this property?

This property features: 3.25‑acre C/I‑zoned commercial property; 5,000‑square‑foot Design Center included; 2,800‑square‑foot model home included