NNN Property with Distribution
For Sale
$1,875,000
333 River Rd, Jefferson, LA 70121
Recently renovated commercial property combining a distribution facility with leased land and limited landlord responsibilities.
Property Size7,550 SF
Price / SF$248.34
Days on Market229
Property Features for 333 River Rd
General Information
Standard status
Active
Size
7,550 SF
Property subtype
Investment
Zoning
IL
Net Operating Income
$138,000
Financials
Asking Price
$2,200,000
Cap Rate
7.36%
Additional Details
Office Build-Out
1,950 SF
Building Details
Buildings
1
Building Size
7,550 SF
Tenancy
Multi
Listing Agency:
Max J Derbes Inc
(504) 733-8581
Listed By:
James Newton
(504) 733-8581
Source:
Lacdb.resimplifi
Added: Jan 12
Changed: Aug 28
Last Checked: Aug 28 at 8:13AM
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 Max J Derbes Inc
Investment Insights
Based on property information with market context.
This NNN property includes a 7,550 SF distribution building with 1,950 SF of office area on approximately 1.9 acres. The interior and exterior have been recently renovated, including new office finishes. The building and associated land are leased to MAR-Cone Appliance Parts Co. under a five-year NNN structure, with the tenant responsible for taxes, insurance, and CAM related to its building and land area. The lease includes a one-time termination right at the end of year three with six months’ notice.
An additional 0.75 acres is leased to Giacona Container Company under a five-year gross land lease. Giacona handles maintenance and property insurance, while the landlord remains responsible for taxes. The property is zoned IL and is located at 333 River Road in Jefferson, LA 70121. MAR-Cone operates as the appliance-parts division of mSupply, a distributor serving appliance, HVAC, plumbing, and commercial kitchen professionals through a nationwide distribution network.
An additional 0.75 acres is leased to Giacona Container Company under a five-year gross land lease. Giacona handles maintenance and property insurance, while the landlord remains responsible for taxes. The property is zoned IL and is located at 333 River Road in Jefferson, LA 70121. MAR-Cone operates as the appliance-parts division of mSupply, a distributor serving appliance, HVAC, plumbing, and commercial kitchen professionals through a nationwide distribution network.
Key Highlights
- 7,550 SF distribution building with 1,950 SF of office area
- Approximately 1.9 +/- acres associated with the MAR‑CONE facility
- Additional 0.75 acres leased to Giacona Container Company
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
$55,158
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
2.94%
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%
$1,103,160
$1.1M
Cap Rate 7%
$787,971
$788.0K
Cap Rate 9%
$612,867
$612.9K
Market Conditions
NOI Build-Up for 7,550 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
$68.0K $9.00/SF
− Vacancy
−$3.1K −$0.41/SF
EGI
$64.9K $8.59/SF
− OpEx
−$9.7K −$1.29/SF
NOI
$55.2K $7.31/SF
Area
New Orleans, LA
Vacancy
4.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,103,160
Cap Rate 7%
$787,971
Cap Rate 9%
$612,867
Alternative Uses
Best Use
Warehouse
$788.0K
$689.5K – $919.3K
NOI $55,158 @ 7.0% cap · market cap 2.94%
Second Best
Industrial
$688.6K
$602.5K – $803.3K
NOI $48,199 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,327 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,524
Businesses Nearby
Explore this area
Business Placement
Demographics for 70121, LA
11,523
Population
6,415
Households
1.8
Avg Household Size
46
Median Age
36%
College-Educated
88%
High-School Grad
3.3 sq mi
ZIP Area
3,492
Density / Sq Mi
$59,029
Median Household Income
$40,151
Median Earnings
$1,113
Median Rent
$237,200
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?
NNN property - Recently renovated commercial property combining a distribution facility with leased land and limited landlord responsibilities.
Where is this nnn property located?
The property is located at 333 River Rd Jefferson, LA.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: 7,550 SF distribution building with 1,950 SF of office area; Approximately 1.9 +/- acres associated with the MAR‑CONE facility; Additional 0.75 acres leased to Giacona Container Company
