Car Wash with
For Sale
$400,000
4019 Lasalle St, Mandeville, LA 70471
HC-2-zoned property with an existing car wash and warehouse improvements.
Property Size2,500 SF
Lot Size0.40 Acres
Price / SF$160
Days on Market11
Property Features for 4019 Lasalle St
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.40 Acres
Zoning
HC-2
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Warehouse Space
2,500 SF
Office Build-Out
500 SF
Mezzanine
500 SF
Additional Details
Gross Income
$25,200
Amenities
car wash facility
dual access
Listing Agency:
KPG Realty, LLC
(985) 373-6417
Listed By:
Brent Cordell · License #995690890
(985) 373-6417
Source:
Exprealty
Added: Aug 12
Changed: Aug 20
Last Checked: Aug 21 at 11:06AM
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 KPG Realty, LLC
Investment Insights
Based on property information with market context.
This HC-2 property combines an existing car wash facility with a 2,500 SF warehouse and approximately 500 SF of mezzanine office space. The car wash is currently closed, while the warehouse is leased on a month-to-month basis; utility-inclusive lease economics are omitted. The property encompasses approximately 0.40 acres and includes access from both Lasalle St. and Asbury Dr.
The site is in Mandeville near the Hwy 190, North Causeway, and Hwy 22 commercial corridor. Nearby commercial context includes Target, Whole Foods, HomeGoods, medical facilities, restaurants, and other retail uses. The address is 4019 Lasalle St, Mandeville, LA.
The site is in Mandeville near the Hwy 190, North Causeway, and Hwy 22 commercial corridor. Nearby commercial context includes Target, Whole Foods, HomeGoods, medical facilities, restaurants, and other retail uses. The address is 4019 Lasalle St, Mandeville, LA.
Key Highlights
- Approximately 0.40 acres with HC‑2 zoning
- Existing car wash facility, currently closed
- 2,500 SF warehouse with approximately 500 SF mezzanine office
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
$25,069
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
6.27%
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%
$501,380
$501.4K
Cap Rate 7%
$358,129
$358.1K
Cap Rate 9%
$278,544
$278.5K
Market Conditions
NOI Build-Up for 2,500 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
$37.5K $15.00/SF
− Vacancy
−$1.7K −$0.68/SF
EGI
$35.8K $14.33/SF
− OpEx
−$10.7K −$4.30/SF
NOI
$25.1K $10.03/SF
Area
St. Tammany County, LA
Vacancy
4.50%
Lease Rate
$15.00 /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%
$501,380
Cap Rate 7%
$358,129
Cap Rate 9%
$278,544
Alternative Uses
Best Use
Specialty Retail
$638.5K
$558.7K – $744.9K
NOI $44,694 @ 7.0% cap · market cap 11.17%
Second Best
Retail
$358.1K
$313.4K – $417.8K
NOI $25,069 @ 7.0% cap · market cap 6.27%
Theoretical Best
Multifamily LT 5
$26.95M
$23.58M – $31.44M
NOI $1,886,520 @ 7.0% cap · market cap 471.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,213
Businesses Nearby
Explore this area
Business Placement
Demographics for 70471, LA
23,334
Population
10,341
Households
2.3
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
28.9 sq mi
ZIP Area
807
Density / Sq Mi
$96,510
Median Household Income
$52,523
Median Earnings
$1,282
Median Rent
$370,100
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?
Car wash - HC-2-zoned property with an existing car wash and warehouse improvements.
Where is this car wash located?
The property is located at 4019 Lasalle St Mandeville, LA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Approximately 0.40 acres with HC‑2 zoning; Existing car wash facility, currently closed; 2,500 SF warehouse with approximately 500 SF mezzanine office
