Office Building with Reception
For Sale
$525,000
4055 HIGHWAY 59, Mandeville, LA 70471
Commercial, Mandeville, LA
Property Size1,884 SF
Lot Size0.36 Acres
Price / SF$278.66
Days on Market331
Property Features for 4055 HIGHWAY 59
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COM
Subdivision
Deval
Lot features
Regular
Standard status
Active
APN
42140
Size
1,884 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
LOT 3 DEVAL ESTATES SEC B
Legal Description
LOT 3 DEVAL ESTATES SEC B
Utilities
Water source
Well
Building Details
Year built
1995
Listing Agency:
Scoggin Properties, Inc. · Weichert
(985) 867-8670
Listed By:
Steve Scoggin · License #000011318
(985) 373-0019
Added: Oct 14, 2025
Changed: Sep 6
Last Checked: Sep 9 at 11:06PM
MLS# 2526381
Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,884-square-foot office building, constructed in 1995, provides a practical multi-room layout for business use. The interior includes two large work, reception, display, or office areas along with two smaller offices, creating distinct spaces for daily operations, client interaction, and administrative functions. The property is zoned COM and uses a well for water service.
The building fronts Highway 59 in Mandeville, positioned between I-12 and Fontainebleau High School. Its 0.3566-acre site places the office component along an established commercial corridor with direct highway access. The property is offered for sale, with a lease option also identified in the property information.
The building fronts Highway 59 in Mandeville, positioned between I-12 and Fontainebleau High School. Its 0.3566-acre site places the office component along an established commercial corridor with direct highway access. The property is offered for sale, with a lease option also identified in the property information.
Key Highlights
- 1,884 Square Feet of office space
- Two large work, reception, display, or office areas plus 2 smaller offices
- 0.3566‑acre site along Highway 59
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
$21,378
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
4.07%
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%
$427,560
$427.6K
Cap Rate 7%
$305,400
$305.4K
Cap Rate 9%
$237,533
$237.5K
Market Conditions
NOI Build-Up for 1,884 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
$36.9K $19.56/SF
− Vacancy
−$8.3K −$4.43/SF
EGI
$28.5K $15.13/SF
− OpEx
−$7.1K −$3.78/SF
NOI
$21.4K $11.35/SF
Area
St. Tammany County, LA
Vacancy
22.65%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
25.00%
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%
$427,560
Cap Rate 7%
$305,400
Cap Rate 9%
$237,533
Alternative Uses
Best Use
Office B
$305.4K
$267.2K – $356.3K
NOI $21,378 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$20.31M
$17.77M – $23.69M
NOI $1,421,682 @ 7.0% cap · market cap 270.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
316
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office layout includes multiple work, reception, display, and private office areas for business operations.
Where is this office building located?
The property is located at 4055 HIGHWAY 59 Mandeville, LA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1,884 Square Feet of office space; Two large work, reception, display, or office areas plus 2 smaller offices; 0.3566‑acre site along Highway 59
