Office Building with Old Cypress
For Sale
$285,000
2993 La Highway 78, Livonia, LA 70755
Timeless office layout with six private offices, lobby, conference room, kitchen, two baths, and most furniture to remain.
Property Size2,356 SF
Price / SF$120.97
Days on Market103
Property Features for 2993 La Highway 78
General Information
Standard status
Active
Size
2,356 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$1,015
Building Details
Buildings
1
Listing Agency:
Hollier Real Estate
(225) 627-0081
Listed By:
Gary Hollier · License #0000033818
(225) 627-0081
Source:
Exprealty
Added: May 13
Changed: Aug 20
Last Checked: Aug 22 at 10:32AM
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 Hollier Real Estate
Investment Insights
Based on property information with market context.
This office building offers character throughout with its old cypress walls and a functional interior layout for professional use. The space includes six private offices, a lobby/reception area, a dedicated conference room, a storage room, and a full kitchen with an electric stove and sink. Two bathrooms support day-to-day operations, and most furniture is intended to remain.
Set on a spacious double lot just off LA Highway 190, the property is positioned for accessibility and client convenience. The outdoor space and versatile setup can accommodate a range of office-oriented uses, including professional offices and other client-facing business needs.
With approximately 2,356 SF of interior space and a configuration designed for meetings, reception, and administrative workflows, the building is well-suited for an owner-operator or tenant seeking a distinctive office environment.
Set on a spacious double lot just off LA Highway 190, the property is positioned for accessibility and client convenience. The outdoor space and versatile setup can accommodate a range of office-oriented uses, including professional offices and other client-facing business needs.
With approximately 2,356 SF of interior space and a configuration designed for meetings, reception, and administrative workflows, the building is well-suited for an owner-operator or tenant seeking a distinctive office environment.
Key Highlights
- Old cypress walls throughout for a distinctive office setting
- 6 private offices plus lobby/reception and a dedicated conference room
- Full kitchen with electric stove and sink, and 2 bathrooms
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
$22,680
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
7.96%
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%
$453,600
$453.6K
Cap Rate 7%
$324,000
$324.0K
Cap Rate 9%
$252,000
$252.0K
Market Conditions
NOI Build-Up for 2,356 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
$39.6K $16.80/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$37.8K $16.04/SF
− OpEx
−$15.1K −$6.42/SF
NOI
$22.7K $9.63/SF
Area
Pointe Coupee County, LA
Vacancy
4.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
40.00%
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%
$453,600
Cap Rate 7%
$324,000
Cap Rate 9%
$252,000
Alternative Uses
Best Use
Healthcare Medical
$324.0K
$283.5K – $378.0K
NOI $22,680 @ 7.0% cap · market cap 7.96%
Second Best
Office B
$321.9K
$281.7K – $375.6K
NOI $22,535 @ 7.0% cap · market cap 7.91%
Theoretical Best
Specialty Retail
$564.2K
$493.7K – $658.3K
NOI $39,497 @ 7.0% cap · market cap 13.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 70755, LA
1,715
Population
675
Households
2.5
Avg Household Size
44
Median Age
16%
College-Educated
81%
High-School Grad
22.0 sq mi
ZIP Area
78
Density / Sq Mi
$60,924
Median Household Income
$47,147
Median Earnings
$641
Median Rent
$197,000
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?
Office building - Timeless office layout with six private offices, lobby, conference room, kitchen, two baths, and most furniture to remain.
Where is this office building located?
The property is located at 2993 La Highway 78 Livonia, LA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Old cypress walls throughout for a distinctive office setting; 6 private offices plus lobby/reception and a dedicated conference room; Full kitchen with electric stove and sink, and 2 bathrooms
