Flex Space with
For Sale
$650,000
41107 Don Lou Rd, Gonzales, LA 70737
Office and warehouse areas are complemented by dedicated yard space.
Property Size10,000 SF
Price / SF$65
Days on Market90
Property Features for 41107 Don Lou Rd
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Industrial
Additional Details
Outdoor Storage
Yes
Building Details
Building Size
10,000 SF
Listing Agency:
Elifin Realty
(985) 991-0580
Listed By:
Cade McNabb · License #SALE.995716536-ACT
(985) 991-0580
Source:
Elifinrealty
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 3:36AM
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 Elifin Realty
Investment Insights
Based on property information with market context.
This flex-space property combines approximately 10,000 SF of office and warehouse improvements with a dedicated yard area. The configuration is identified as suitable for service or industrial operations in the Gonzales area.
Key Highlights
- Approximately 10,000 SF of office and warehouse space
- Dedicated yard space
- Located in the Gonzales area
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
$59,572
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
9.16%
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%
$1,191,440
$1.2M
Cap Rate 7%
$851,029
$851.0K
Cap Rate 9%
$661,911
$661.9K
Market Conditions
NOI Build-Up for 10,000 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
$74.4K $7.44/SF
− Vacancy
−$4.3K −$0.43/SF
EGI
$70.1K $7.01/SF
− OpEx
−$10.5K −$1.05/SF
NOI
$59.6K $5.96/SF
Area
Ascension County, LA
Vacancy
5.80%
Lease Rate
$7.44 /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%
$1,191,440
Cap Rate 7%
$851,029
Cap Rate 9%
$661,911
Alternative Uses
Best Use
Office B
$1.50M
$1.32M – $1.76M
NOI $105,300 @ 7.0% cap · market cap 16.20%
Second Best
Flex RnD
$1.17M
$1.02M – $1.37M
NOI $81,951 @ 7.0% cap · market cap 12.61%
Theoretical Best
Office A
$2.19M
$1.92M – $2.56M
NOI $153,600 @ 7.0% cap · market cap 23.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
882
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Cashio's Catering — 217 N Airline Hwy, Gonzales, LA 70737
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse areas are complemented by dedicated yard space.
Where is this flex space located?
The property is located at 41107 Don Lou Rd Gonzales, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 10,000 SF of office and warehouse space; Dedicated yard space; Located in the Gonzales area
