Flex Space with Metal
For Sale
$205,500
2834 Hwy 513, Mansfield, LA 71052
COMMERCIAL - Mansfield, LA
Property Size1,200 SF
Lot Size5.65 Acres
Price / SF$171.25
Days on Market232
Property Features for 2834 Hwy 513
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway
Standard status
Active
Lot size
5.65 Acres
Utilities
Sewer type
Septic Tank
Water source
Public
Amenities
metal shed cover
portable office building
concrete foundation
roll-up bay door
walk-through door
Building Details
Year built
2021
Building materials
Aluminum
Roof type
Metal
Listing Agency:
Clearview Realty
Listed By:
Sandi Suire · License #0781994
Added: Jan 3
Changed: Aug 4
Last Checked: Aug 23 at 7:06AM
MLS# 11624332
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 flex property at 2834 Hwy 513 in Mansfield, Louisiana, encompasses 5.65 acres outside city limits. Improvements include a 30x40 metal shop completed in 2021 on a concrete foundation, with one roll-up bay door and one walk-through door. An attached 30x40 metal shed cover extends the usable work and storage area, while an 8x12 portable building provides dedicated office space.
The open site offers parking and maneuvering capacity for equipment, fleet vehicles, or materials. Public water and a septic tank serve the property. With no city restrictions, the layout supports uses such as a mechanic shop, contractor yard, laydown yard, fabrication operation, or other light industrial activity.
The open site offers parking and maneuvering capacity for equipment, fleet vehicles, or materials. Public water and a septic tank serve the property. With no city restrictions, the layout supports uses such as a mechanic shop, contractor yard, laydown yard, fabrication operation, or other light industrial activity.
Key Highlights
- 5.65 unrestricted acres outside city limits
- 30x40 metal shop built in 2021 on a concrete foundation
- One roll‑up bay door and one walk‑through door
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
$11,894
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
5.79%
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%
$237,880
$237.9K
Cap Rate 7%
$169,914
$169.9K
Cap Rate 9%
$132,156
$132.2K
Market Conditions
NOI Build-Up for 1,200 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
$18.0K $15.00/SF
− Vacancy
−$1.0K −$0.84/SF
EGI
$17.0K $14.16/SF
− OpEx
−$5.1K −$4.25/SF
NOI
$11.9K $9.91/SF
Area
De Soto County, LA
Vacancy
5.60%
Lease Rate
$15.00 /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%
$237,880
Cap Rate 7%
$169,914
Cap Rate 9%
$132,156
Alternative Uses
Best Use
Retail
$169.9K
$148.7K – $198.2K
NOI $11,894 @ 7.0% cap · market cap 5.79%
Second Best
Flex RnD
$113.1K
$99.0K – $132.0K
NOI $7,919 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$253.3K
$221.6K – $295.5K
NOI $17,729 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71052, LA
9,409
Population
4,579
Households
2.1
Avg Household Size
41
Median Age
6%
College-Educated
78%
High-School Grad
319.9 sq mi
ZIP Area
29
Density / Sq Mi
$34,661
Median Household Income
$26,207
Median Earnings
$694
Median Rent
$92,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Unrestricted acreage outside city limits provides covered work areas, office space, and room for equipment maneuvering.
Where is this flex space located?
The property is located at 2834 Hwy 513 Mansfield, LA.
What is the asking price?
The asking price for this property is $205,500.
What are key features of this property?
This property features: 5.65 unrestricted acres outside city limits; 30x40 metal shop built in 2021 on a concrete foundation; One roll‑up bay door and one walk‑through door
