High-Visibility Retail with
For Sale
$595,000
311 S Burnside Ave, Gonzales, LA 70737
Retail site on 1.23 acres with gas and 3-phase power, suitable for fast-food or other high-profile uses.
Property Size2,574 SF
Lot Size1.23 Acres
Price / SF$231.16
Days on Market2483
Property Features for 311 S Burnside Ave
General Information
Standard status
Active
Size
2,574 SF
Lot size
1.23 Acres
Property subtype
Retail
Zoning
C-2
Additional Details
Heavy Power
Yes
Listing Agency:
Saurage Rotenberg Commercial Real Estate, LLC
Listed By:
Carmen Austin MBA CCIM SIOR · License #BROK.0912122713-ASA
(225) 930-6256
Source:
Lacdb.resimplifi
Added: Dec 9, 2019
Changed: Sep 5
Last Checked: Sep 26 at 3:47AM
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 Saurage Rotenberg Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This high-visibility retail property is offered for sale or lease and sits on a 1.23-acre lot with ample room for future improvements. The site includes gas and 3-phase power already available on location. The property configuration supports potential development for a drive-through concept and on-site parking.
The property is positioned for high-traffic exposure along S Burnside Ave in Gonzales, Louisiana. It is zoned C-2, which aligns with a range of commercial retail and drive-through oriented users.
The practical utility of this site is its readiness for a drive-through and its available utilities, including gas and three-phase electrical service. It may fit well for a fast-food operator or another high-profile retail user seeking a visibility-driven location and the flexibility to plan improvements and parking to meet operational needs. All inquiries regarding final layout, permitting, and any specific development requirements should be directed to the appropriate local authorities.
The property is positioned for high-traffic exposure along S Burnside Ave in Gonzales, Louisiana. It is zoned C-2, which aligns with a range of commercial retail and drive-through oriented users.
The practical utility of this site is its readiness for a drive-through and its available utilities, including gas and three-phase electrical service. It may fit well for a fast-food operator or another high-profile retail user seeking a visibility-driven location and the flexibility to plan improvements and parking to meet operational needs. All inquiries regarding final layout, permitting, and any specific development requirements should be directed to the appropriate local authorities.
Key Highlights
- High‑visibility retail site available for sale or lease in a high‑traffic location
- 1.23‑acre lot with ample room for improvements and expansion
- Utilities on site include gas and 3‑phase power
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
$30,659
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
5.15%
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%
$613,180
$613.2K
Cap Rate 7%
$437,986
$438.0K
Cap Rate 9%
$340,656
$340.7K
Market Conditions
NOI Build-Up for 2,574 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
$43.9K $17.04/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$40.9K $15.88/SF
− OpEx
−$10.2K −$3.97/SF
NOI
$30.7K $11.91/SF
Area
Ascension County, LA
Vacancy
6.80%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
25.00%
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%
$613,180
Cap Rate 7%
$437,986
Cap Rate 9%
$340,656
Alternative Uses
Best Use
Specialty Retail
$438.0K
$383.2K – $511.0K
NOI $30,659 @ 7.0% cap · market cap 5.15%
Second Best
Retail
$347.5K
$304.1K – $405.4K
NOI $24,324 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$564.8K
$494.2K – $659.0K
NOI $39,537 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
772
Businesses Nearby
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Retail site on 1.23 acres with gas and 3-phase power, suitable for fast-food or other high-profile uses.
Where is this retail space located?
The property is located at 311 S Burnside Ave Gonzales, LA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: High‑visibility retail site available for sale or lease in a high‑traffic location; 1.23‑acre lot with ample room for improvements and expansion; Utilities on site include gas and 3‑phase power
