Highway-Fronting Flex
For Sale
$900,000
3878 Pontchartrain Dr, Slidell, LA 70458
C-4 property provides a large-format footprint for retail, training, gym, or warehouse-oriented use.
Property Size9,000 SF
Price / SF$100
Days on Market228
Property Features for 3878 Pontchartrain Dr
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Retail
Zoning
C-4
Additional Details
Highway Access
Yes
Building Details
Building Size
9,000 SF
Listing Agency:
ABEK Real Estate
(985) 788-4993
Listed By:
Larry Haik · License #000036766
(985) 788-4993
Source:
Lacdb.resimplifi
Added: Jan 16
Changed: Aug 30
Last Checked: Sep 1 at 3:02PM
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 ABEK Real Estate
Investment Insights
Based on property information with market context.
This flex space contains 9,000 square feet within a highway-fronting commercial building at 3878 Pontchartrain Dr in Slidell, Louisiana. The property carries C-4 zoning and is configured for users needing substantial interior area.
The building’s stated use potential includes a training facility, gym, furniture store, climate-controlled retail operation, or warehouse-oriented business. Its combination of retail and storage-related functionality supports a range of commercial applications centered on a larger-format footprint.
The building’s stated use potential includes a training facility, gym, furniture store, climate-controlled retail operation, or warehouse-oriented business. Its combination of retail and storage-related functionality supports a range of commercial applications centered on a larger-format footprint.
Key Highlights
- 9,000 SF commercial building
- Highway‑fronting property at 3878 Pontchartrain Dr, Slidell, LA 70458
- C‑4 zoning
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
$66,716
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
7.41%
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%
$1,334,320
$1.3M
Cap Rate 7%
$953,086
$953.1K
Cap Rate 9%
$741,289
$741.3K
Market Conditions
NOI Build-Up for 9,000 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
$81.0K $9.00/SF
− Vacancy
−$2.5K −$0.28/SF
EGI
$78.5K $8.72/SF
− OpEx
−$11.8K −$1.31/SF
NOI
$66.7K $7.41/SF
Area
St. Tammany County, LA
Vacancy
3.10%
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%
$1,334,320
Cap Rate 7%
$953,086
Cap Rate 9%
$741,289
Alternative Uses
Best Use
Retail
$1.29M
$1.13M – $1.50M
NOI $90,248 @ 7.0% cap · market cap 10.03%
Second Best
Flex RnD
$1.21M
$1.06M – $1.42M
NOI $85,030 @ 7.0% cap · market cap 9.45%
Theoretical Best
Multifamily LT 5
$97.02M
$84.89M – $113.19M
NOI $6,791,472 @ 7.0% cap · market cap 754.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70458, LA
37,798
Population
17,026
Households
2.2
Avg Household Size
42
Median Age
31%
College-Educated
92%
High-School Grad
20.9 sq mi
ZIP Area
1,809
Density / Sq Mi
$69,816
Median Household Income
$44,368
Median Earnings
$1,400
Median Rent
$227,200
Median Home Value
Market
Vacancy Rate% for Industrial 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 - C-4 property provides a large-format footprint for retail, training, gym, or warehouse-oriented use.
Where is this flex space located?
The property is located at 3878 Pontchartrain Dr Slidell, LA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 9,000 SF commercial building; Highway‑fronting property at 3878 Pontchartrain Dr, Slidell, LA 70458; C‑4 zoning
