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    310 E Main St Gramercy, LA

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    Single tenant NNN investment property with long-term tenancy history.

    Type:RETAIL
    Lot size:
    0.35 Acres
    Added:
    Jan 17, 2025
    Days on Market:
    463
    Last Refresh:
    Apr 5 at 9:13 pm

    Property Features for 310 E Main St

    General Information

    Standard status
    Active
    Lot size
    0.35 Acres
    Property subtype
    RETAIL

    We can help!

    Listing Contact
    Aaron Kazanoff
    Aaron Kazanoff

    Listing agent Aaron Kazanoff License #995700882

    Listing office ben + burka

    Listing date Jan 17, 2025

    Source Moodyscre

    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 ben + burka

    Overview

    Gramercy Retail Investment Opportunity

    Located at 310 E Main Street in Gramercy, Louisiana, this property presents a stabilized single-tenant NNN investment opportunity. The tenant, Variety Wholesalers (operating as Roses Express), has a strong tenancy history at this site since 1989 and operates hundreds of stores nationwide. Variety Wholesalers recently announced plans to purchase an additional 200-400 former Big Lots stores throughout the nation. The lease was recently extended for a new 5-year term in 2021, and the tenant has no plans of relocating. The property encompasses nearly 15,000 square feet and features ample off-street parking and a strong street presence along Main Street. A new roof was installed around 2022, and the building underwent a major renovation after Hurricane Ida to modernize and repair it. The tenant is currently paying $38,500 per year plus NNN, in addition to a percentage rent which has recently averaged approximately $1,200 per year. The site is located in Gramercy and provides one of the only shopping outlets in the area. Gramercy is located between New
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Rose's Discount Store Discount Store Rose's Discounts Department Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Flower Basket of Lutcher — 1940 W Main St, Lutcher, LA 70071

    Location Insight

    • Map
    • Local Demand
    City
    Gramercy
    County
    St. James
    State
    Louisiana
    Longitude
    -90.6918
    Latitude
    30.0466

    Nearby Similar for Sale

    • $225,000
      1,502 SF

      Main Street Commercial Space

      Versatile commercial space in the heart of Gramercy.
      224 E MAIN Street, Gramercy, LA 70052
      View Details
    • $250,000
      8,115 SF

      Versatile Warehouse on Airline Avenue

      Warehouse with development potential in a high-traffic retail corridor.
      815 N Airline Ave, Gramercy, LA 70052
      View Details

    FAQs

    What type of property is this?
    Storefront property - Single tenant NNN investment property with long-term tenancy history.
    Where is this storefront property located?
    The property is located at 310 E Main St Gramercy, LA.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: Stabilized NNN investment property with a long‑term tenant (Variety Wholesalers/Roses Express) since 1989.; Recently extended 5‑year lease term (2021) with no plans for tenant relocation.; Tenant is a large national retailer with plans to expand.
    (512) 799-3069 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Aaron Kazanoff
    Aaron Kazanoff
    Real Estate License ID: 995700882
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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