Corner Convenience Store with
For Sale
$120,000
4111 Hearne Ave Ave, Shreveport, LA 71103
Convenience store with equipment included and expansion possibilities.
Property Size699 SF
Lot Size0.28 Acres
Days on Market270
Property Features for 4111 Hearne Ave Ave
General Information
Standard status
Active
Size
699 SF
Lot size
0.28 Acres
Property subtype
Commercial
Building Details
Building Size
699 SF
Year Built
1960
Stories
1
Units
2
Listing Agency:
EXP Realty, LLC
(318) 272-0361
Listed By:
Donna Tidwell · License #0099564546
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 14
Last Checked: Aug 23 at 6:09AM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This corner convenience store includes shelving, a microwave, a meat cutter, and a meat cooler, along with eight coolers. The kitchen area is equipped with a sink. The tanks have been removed, and reports confirming clearance are available. The convenience store lot is spacious, offering the potential for building expansion or redevelopment for another business. The property is fenced in. A residential lot behind the store, located at 2640 Desota Street (parcel number 171411-059-0576-00), is also included. The convenience store parcel number is 171411-059-0563-00. The convenience store lot measures approximately 135 x 91 x 135 x 91, while the residential lot measures 135 x 50 x 135 x 50. Combined, the lots total 31,321 square feet. There is a sign on the property. The property is being sold as is.
Key Highlights
- Corner convenience store with potential for expansion or redevelopment.
- Tanks removed with reports available.
- Includes 8 coolers, shelving, microwave, meat cutter, and meat cooler.
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
$7,769
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
6.47%
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%
$155,380
$155.4K
Cap Rate 7%
$110,986
$111.0K
Cap Rate 9%
$86,322
$86.3K
Market Conditions
NOI Build-Up for 699 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
$10.9K $15.60/SF
− Vacancy
−$545 −$0.78/SF
EGI
$10.4K $14.82/SF
− OpEx
−$2.6K −$3.70/SF
NOI
$7.8K $11.11/SF
Area
Shreveport, LA
Vacancy
5.00%
Lease Rate
$15.60 /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%
$155,380
Cap Rate 7%
$110,986
Cap Rate 9%
$86,322
Alternative Uses
Best Use
Specialty Retail
$111.0K
$97.1K – $129.5K
NOI $7,769 @ 7.0% cap · market cap 6.47%
Second Best
Retail
$99.0K
$86.6K – $115.5K
NOI $6,928 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$147.5K
$129.1K – $172.1K
NOI $10,327 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
790
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71103, LA
6,362
Population
3,264
Households
1.9
Avg Household Size
44
Median Age
13%
College-Educated
73%
High-School Grad
3.9 sq mi
ZIP Area
1,631
Density / Sq Mi
$27,958
Median Household Income
$23,622
Median Earnings
$827
Median Rent
$74,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Convenience store with equipment included and expansion possibilities.
Where is this grocery and convenience store located?
The property is located at 4111 Hearne Ave Ave Shreveport, LA.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: Corner convenience store with potential for expansion or redevelopment.; Tanks removed with reports available.; Includes 8 coolers, shelving, microwave, meat cutter, and meat cooler.
