Flex Warehouse with
For Sale
$450,000
3803 Paris Rd, Chalmette, LA 70043
Flexible building with office and mezzanine plus warehouse space and rear lot with common drive.
Property Size4,000 SF
Price / SF$112.50
Days on Market142
Property Features for 3803 Paris Rd
General Information
Standard status
Active
Size
4,000 SF
Additional Details
Road Access
Yes
Listing Agency:
The Agency of M. Grass Group, LLC
(504) 644-4127
Listed By:
Matthew Grass · License #23286
(504) 237-3359
Source:
Exprealty
Added: Apr 17
Changed: Sep 5
Last Checked: Sep 5 at 1:14PM
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 The Agency of M. Grass Group, LLC
Investment Insights
Based on property information with market context.
This flexible building offers a total of 4,000 SF with a functional split between office and warehouse use. The layout includes 1,000 SF of office space, an additional 1,000 SF mezzanine, and 3,000 SF of warehouse area. The property was previously home to a powder coating and shutter operation, and the space can be reconfigured to fit a new user’s needs.
Located at 3803 Paris Rd in Chalmette, LA, the site includes a massive rear lot. Access is supported by a common drive that the owner controls, providing practical options for loading, storage, and on-site operations.
Overall, it presents a workable combination of office support space and enclosed warehouse area, with the added benefit of substantial outdoor space for day-to-day logistics.
Located at 3803 Paris Rd in Chalmette, LA, the site includes a massive rear lot. Access is supported by a common drive that the owner controls, providing practical options for loading, storage, and on-site operations.
Overall, it presents a workable combination of office support space and enclosed warehouse area, with the added benefit of substantial outdoor space for day-to-day logistics.
Key Highlights
- 4,000 SF flexible building with 1,000 SF office, 1,000 SF mezzanine, and 3,000 SF warehouse space
- Previously used for a powder coating and shutter operation; adaptable for new business uses
- Massive rear lot for access, storage, or potential expansion
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
$32,171
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
7.15%
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%
$643,420
$643.4K
Cap Rate 7%
$459,586
$459.6K
Cap Rate 9%
$357,456
$357.5K
Market Conditions
NOI Build-Up for 4,000 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
$39.8K $9.96/SF
− Vacancy
−$2.0K −$0.50/SF
EGI
$37.8K $9.46/SF
− OpEx
−$5.7K −$1.42/SF
NOI
$32.2K $8.04/SF
Area
St. Bernard County, LA
Vacancy
5.00%
Lease Rate
$9.96 /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%
$643,420
Cap Rate 7%
$459,586
Cap Rate 9%
$357,456
Alternative Uses
Best Use
Office B
$792.8K
$693.7K – $925.0K
NOI $55,498 @ 7.0% cap · market cap 12.33%
Second Best
Warehouse
$459.6K
$402.1K – $536.2K
NOI $32,171 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$1.06M
$923.4K – $1.23M
NOI $73,872 @ 7.0% cap · market cap 16.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70043, LA
21,596
Population
8,782
Households
2.5
Avg Household Size
34
Median Age
15%
College-Educated
83%
High-School Grad
9.1 sq mi
ZIP Area
2,373
Density / Sq Mi
$57,065
Median Household Income
$37,969
Median Earnings
$1,091
Median Rent
$203,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flexible building with office and mezzanine plus warehouse space and rear lot with common drive.
Where is this flex space located?
The property is located at 3803 Paris Rd Chalmette, LA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,000 SF flexible building with 1,000 SF office, 1,000 SF mezzanine, and 3,000 SF warehouse space; Previously used for a powder coating and shutter operation; adaptable for new business uses; Massive rear lot for access, storage, or potential expansion
