Occupied Retail Strip
For Sale
Contact for pricing
3265 Hwy 1 S, Port Allen, LA 94970
Established national and regional tenants operate under long-term NNN leases with staggered expirations and renewal options.
Property Size8,000 SF
Price / SF$410.67
Days on Market123
Property Features for 3265 Hwy 1 S
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$220,248
Site & Location
Corner Location
Yes
Traffic Count
55,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2019
Units
4
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Washington, D.C.
(443) 553-6755
Listed By:
Dean Zang · License #MD 665335
Source:
Crexi
Added: Apr 30
Changed: Aug 30
Last Checked: Aug 30 at 10:20AM
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 Marcus & Millichap - Washington, D.C.
Investment Insights
Based on property information with market context.
Built in 2019, this 8,000-square-foot strip center is fully occupied by national and regional retail tenants under long-term NNN leases. Lease expirations are staggered through 2030, with multiple renewal options supporting lease continuity and reducing day-to-day management demands.
The property sits at a signalized, hard-corner intersection on LA Highway 1, Port Allen’s primary commercial corridor, with exposure to approximately 55,000 vehicles per day. Interstate-10 access connects the site with the greater Baton Rouge MSA and surrounding trade areas. Nearby Raising Cane’s and Walmart Supercenter collectively attract more than 2.04 million customer visits annually, while the surrounding area includes 35,156 residents within 3 miles and nearly 90,000 within 5 miles. Population and household counts are projected to grow 11–15% by 2029.
The property sits at a signalized, hard-corner intersection on LA Highway 1, Port Allen’s primary commercial corridor, with exposure to approximately 55,000 vehicles per day. Interstate-10 access connects the site with the greater Baton Rouge MSA and surrounding trade areas. Nearby Raising Cane’s and Walmart Supercenter collectively attract more than 2.04 million customer visits annually, while the surrounding area includes 35,156 residents within 3 miles and nearly 90,000 within 5 miles. Population and household counts are projected to grow 11–15% by 2029.
Key Highlights
- 8,000‑square‑foot retail strip center built in 2019
- 100% occupied with national and regional retail tenants
- Long‑term NNN leases with expirations staggered through 2030
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
$125,174
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
3.81%
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%
$2,503,480
$2.5M
Cap Rate 7%
$1,788,200
$1.8M
Cap Rate 9%
$1,390,822
$1.4M
Market Conditions
NOI Build-Up for 8,000 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
$179.5K $22.44/SF
− Vacancy
−$700 −$0.09/SF
EGI
$178.8K $22.35/SF
− OpEx
−$53.6K −$6.71/SF
NOI
$125.2K $15.65/SF
Area
West Baton Rouge County, LA
Vacancy
0.39%
Lease Rate
$22.44 /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%
$2,503,480
Cap Rate 7%
$1,788,200
Cap Rate 9%
$1,390,822
Alternative Uses
Best Use
Retail
$1.79M
$1.56M – $2.09M
NOI $125,174 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,115 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
55,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
40k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 83%
Dining 15%
Home Improvements & Furnishings 2%
Circle K
Shops & Services
18,678 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
4,670 visits/mo
0.2 miles
Church's Chicken
Dining
4,337 visits/mo
0.5 miles
AutoZone
Shops & Services
3,936 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
2,643 visits/mo
0.4 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Established national and regional tenants operate under long-term NNN leases with staggered expirations and renewal options.
Where is this strip mall located?
The property is located at 3265 Hwy 1 S Port Allen, LA.
What is the asking price?
The asking price for this property is $3,285,357.
What are key features of this property?
This property features: 8,000‑square‑foot retail strip center built in 2019; 100% occupied with national and regional retail tenants; Long‑term NNN leases with expirations staggered through 2030
