Former Gas Station
For Sale
$150,000
301 Highway 1204, Ball, LA 71405
Commercial property with road frontage, local access, and substantial renovation needs.
Property Size1,200 SF
Price / SF$125
Days on Market32
Property Features for 301 Highway 1204
General Information
Standard status
Active
Size
1,200 SF
Property Condition
Severity
Major
Evidence
need of significant renovation
Additional Details
Asking Price
$150,000
Road Access
Yes
Listing Agency:
Ahrens Realty Company, LLC
(318) 500-1444
Listed By:
Truett Mullins · License #995718980
(318) 500-1444
Source:
Exprealty
Added: Jul 14
Changed: Aug 13
Last Checked: Aug 13 at 6:39AM
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 Ahrens Realty Company, LLC
Investment Insights
Based on property information with market context.
This 1,200-square-foot former gas station occupies a commercial property in Ball, Louisiana. The existing building layout supports a range of redevelopment concepts, but the improvements require significant renovation before reuse. Any future fuel, convenience, or other commercial operation would remain subject to applicable inspections, permits, and regulatory approvals.
The property is located at 301 Highway 1204 and includes road frontage with convenient access for local traffic. Its prior commercial configuration may support restoration, conversion, or a broader site redevelopment plan, depending on the intended use and required approvals.
The property is located at 301 Highway 1204 and includes road frontage with convenient access for local traffic. Its prior commercial configuration may support restoration, conversion, or a broader site redevelopment plan, depending on the intended use and required approvals.
Key Highlights
- 1,200 SF former gas station building
- Significant renovation required before reuse
- Road frontage on Ball Cutoff Road
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
$7,422
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
4.95%
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%
$148,440
$148.4K
Cap Rate 7%
$106,029
$106.0K
Cap Rate 9%
$82,467
$82.5K
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
$11.4K $9.48/SF
− Vacancy
−$774 −$0.64/SF
EGI
$10.6K $8.84/SF
− OpEx
−$3.2K −$2.65/SF
NOI
$7.4K $6.18/SF
Area
Rapides 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%
$148,440
Cap Rate 7%
$106,029
Cap Rate 9%
$82,467
Alternative Uses
Best Use
Specialty Retail
$209.2K
$183.1K – $244.1K
NOI $14,646 @ 7.0% cap · market cap 9.76%
Second Best
Retail
$206.3K
$180.5K – $240.7K
NOI $14,440 @ 7.0% cap · market cap 9.63%
Theoretical Best
Office A
$330.8K
$289.4K – $385.9K
NOI $23,155 @ 7.0% cap · market cap 15.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
11k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
6,542 visits/mo
0.1 miles
Chevron
Shops & Services
3,921 visits/mo
0.3 miles
Castrol Premium Lube Express
Shops & Services
445 visits/mo
0.3 miles
Demographics for 71405, LA
5,652
Population
2,261
Households
2.5
Avg Household Size
38
Median Age
24%
College-Educated
91%
High-School Grad
16.3 sq mi
ZIP Area
347
Density / Sq Mi
$72,744
Median Household Income
$45,878
Median Earnings
$1,146
Median Rent
$176,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Commercial property with road frontage, local access, and substantial renovation needs.
Where is this gas station located?
The property is located at 301 Highway 1204 Ball, LA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 1,200 SF former gas station building; Significant renovation required before reuse; Road frontage on Ball Cutoff Road
