Highway-Frontage Multi-Use
For Sale
$999,900
30490 Highway 190, Lacombe, LA 70445
Multi-building site with warehouse, office/showroom, loft, and 260+ feet of Highway 190 frontage.
Property Size6,500 SF
Lot Size1.74 Acres
Price / SF$153.83
Days on Market124
Property Features for 30490 Highway 190
General Information
Standard status
Active
Size
6,500 SF
Lot size
1.74 Acres
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,484
Listing Agency:
The Market Real Estate Co
(225) 413-3365
Listed By:
Laura Buck Smith · License #0000009213
(225) 413-3365
Source:
Exprealty
Added: Apr 28
Changed: Aug 20
Last Checked: Aug 26 at 11:09AM
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 The Market Real Estate Co
Investment Insights
Based on property information with market context.
Situated on 1.74 acres, this multi-use commercial property includes a large warehouse with multiple overhead doors, dedicated office/showroom space, and an upstairs loft suitable for additional offices. A separate building with a bathroom was previously used as a seafood shack and includes coolers and freezers. Additional utility space is provided by a detached garage/warehouse, along with a 16x80 mobile home with 3 bedrooms and 2 bathrooms on-site.
The property is positioned on Highway 190 in Lacombe within St. Tammany Parish, with 260+ feet of highway frontage and access to the Slidell, Mandeville, and Interstate 12 corridor.
Please note the warehouse areas are currently occupied with vehicles, granite equipment, and related materials, and the outdoor area to the left contains granite slabs and equipment, so the property should be expected to be in active use during showings.
The property is positioned on Highway 190 in Lacombe within St. Tammany Parish, with 260+ feet of highway frontage and access to the Slidell, Mandeville, and Interstate 12 corridor.
Please note the warehouse areas are currently occupied with vehicles, granite equipment, and related materials, and the outdoor area to the left contains granite slabs and equipment, so the property should be expected to be in active use during showings.
Key Highlights
- 1.74‑acre multi‑use commercial site with 260+ ft of frontage along U.S. Highway 190 in Lacombe (St. Tammany Parish)
- Large warehouse with multiple overhead doors, plus dedicated office/showroom space and an upstairs loft for additional offices or potential living quarters
- Separate seafood/retail building with a bathroom, previously used as a seafood shack and includes coolers & freezers
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
$61,410
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
6.14%
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%
$1,228,200
$1.2M
Cap Rate 7%
$877,286
$877.3K
Cap Rate 9%
$682,333
$682.3K
Market Conditions
NOI Build-Up for 6,500 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
$97.5K $15.00/SF
− Vacancy
−$3.0K −$0.47/SF
EGI
$94.5K $14.54/SF
− OpEx
−$33.1K −$5.09/SF
NOI
$61.4K $9.45/SF
Area
St. Tammany County, LA
Vacancy
3.10%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,228,200
Cap Rate 7%
$877,286
Cap Rate 9%
$682,333
Alternative Uses
Best Use
Flex RnD
$877.3K
$767.6K – $1.02M
NOI $61,410 @ 7.0% cap · market cap 6.14%
Second Best
Warehouse
$688.3K
$602.3K – $803.1K
NOI $48,184 @ 7.0% cap · market cap 4.82%
Theoretical Best
Multifamily LT 5
$70.07M
$61.31M – $81.75M
NOI $4,904,952 @ 7.0% cap · market cap 490.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70445, LA
10,866
Population
4,323
Households
2.5
Avg Household Size
46
Median Age
28%
College-Educated
93%
High-School Grad
108.3 sq mi
ZIP Area
100
Density / Sq Mi
$75,233
Median Household Income
$42,178
Median Earnings
$1,089
Median Rent
$220,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Taps to Geaux — 30567 U.S. Hwy 190 Suite E, Lacombe, LA 70445
Frequently Asked Questions
What type of property is this?
Flex space - Multi-building site with warehouse, office/showroom, loft, and 260+ feet of Highway 190 frontage.
Where is this flex space located?
The property is located at 30490 Highway 190 Lacombe, LA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 1.74‑acre multi‑use commercial site with 260+ ft of frontage along U.S. Highway 190 in Lacombe (St. Tammany Parish); Large warehouse with multiple overhead doors, plus dedicated office/showroom space and an upstairs loft for additional offices or potential living quarters; Separate seafood/retail building with a bathroom, previously used as a seafood shack and includes coolers & freezers
