Office/Warehouse with Fenced
For Sale
$650,000
3127 S Darla Ave, Gonzales, LA 70737
A combined office and warehouse setup with fenced yard and high-clearance space for light industrial and logistics needs.
Property Size5,600 SF
Price / SF$116.07
Days on Market593
Property Features for 3127 S Darla Ave
General Information
Standard status
Active
Size
5,600 SF
Property subtype
Industrial
Zoning
I-1
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Amenities
Water
Sewer
Listing Agency:
Stirling Baton Rouge
Listed By:
Thomas Parsons · License #SALE.0000069147-ACT
(225) 677-7231
Source:
Lacdb.resimplifi
Added: Jan 20, 2025
Changed: Sep 4
Last Checked: Sep 1 at 10:41AM
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 Stirling Baton Rouge
Investment Insights
Based on property information with market context.
This property provides a combined office/warehouse configuration with 5,600 SF total building area. The office component includes a 1,660 SF business area and an additional 1,530 SF open work space. The warehouse portion totals 2,447 SF, supported by 16 ft eave height and 40 ft clear span for flexible storage or operations within the clear interior space. For outdoor operational needs, the site includes a fenced yard.
The facility is located along I-10 at Hwy 30 in Gonzales, offering direct access from the interstate corridor. The property is specifically suited for businesses that want an on-site work area and warehouse space in the same facility.
With both office and warehouse areas on the premises, this layout can support companies that need customer-facing or administrative space alongside day-to-day warehousing or production activities. The fenced yard adds a secure outdoor area for equipment, staging, or other operational storage, while the warehouse clear span supports a range of practical uses requiring open interior coverage.
The facility is located along I-10 at Hwy 30 in Gonzales, offering direct access from the interstate corridor. The property is specifically suited for businesses that want an on-site work area and warehouse space in the same facility.
With both office and warehouse areas on the premises, this layout can support companies that need customer-facing or administrative space alongside day-to-day warehousing or production activities. The fenced yard adds a secure outdoor area for equipment, staging, or other operational storage, while the warehouse clear span supports a range of practical uses requiring open interior coverage.
Key Highlights
- 5,600 SF office/warehouse located on I‑10 at Hwy 30 in Gonzales
- 16‑ft eave height with 40‑ft clear span for high‑clearance storage or light industrial use
- 1,660 SF business area plus 2,447 SF warehouse area
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
$45,893
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
7.06%
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%
$917,860
$917.9K
Cap Rate 7%
$655,614
$655.6K
Cap Rate 9%
$509,922
$509.9K
Market Conditions
NOI Build-Up for 5,600 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
$78.6K $14.04/SF
− Vacancy
−$8.0K −$1.43/SF
EGI
$70.6K $12.61/SF
− OpEx
−$24.7K −$4.41/SF
NOI
$45.9K $8.20/SF
Area
Ascension County, LA
Vacancy
10.20%
Lease Rate
$14.04 /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%
$917,860
Cap Rate 7%
$655,614
Cap Rate 9%
$509,922
Alternative Uses
Best Use
Flex RnD
$655.6K
$573.7K – $764.9K
NOI $45,893 @ 7.0% cap · market cap 7.06%
Second Best
Warehouse
$476.6K
$417.0K – $556.0K
NOI $33,360 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$1.23M
$1.08M – $1.43M
NOI $86,016 @ 7.0% cap · market cap 13.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
612
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - A combined office and warehouse setup with fenced yard and high-clearance space for light industrial and logistics needs.
Where is this flex space located?
The property is located at 3127 S Darla Ave Gonzales, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 5,600 SF office/warehouse located on I‑10 at Hwy 30 in Gonzales; 16‑ft eave height with 40‑ft clear span for high‑clearance storage or light industrial use; 1,660 SF business area plus 2,447 SF warehouse area
