Historic Mixed-Use
For Sale
$374,900
420 Berard St, Breaux Bridge, LA 70517
1918 property with original architectural details, a backyard, and whole-house generator.
Property Size4,008 SF
Price / SF$93.54
Days on Market27
Property Features for 420 Berard St
General Information
Standard status
Active
Size
4,008 SF
Listing Agency:
RE/MAX Acadiana
(337) 984-8470
Listed By:
Brandi C McKnight · License #99564199
Source:
Athomerealtyla
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 25 at 4:01AM
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 RE/MAX Acadiana
Investment Insights
Based on property information with market context.
Built in 1918, this 4,008-square-foot mixed-use property combines historic character with a flexible configuration. The building most recently accommodated an attorney’s practice and has also served as a single-family residence, supporting both professional and residential applications. Original wood flooring, detailed trim, and period architectural elements remain part of the interior character.
The property includes a backyard and a whole-house generator. Located at 420 Berard St in Breaux Bridge, Louisiana, it offers a distinctive setting for a live-work arrangement, office use, residential occupancy, or a combination of these functions, consistent with the mixed-use zoning identified for the property.
The property includes a backyard and a whole-house generator. Located at 420 Berard St in Breaux Bridge, Louisiana, it offers a distinctive setting for a live-work arrangement, office use, residential occupancy, or a combination of these functions, consistent with the mixed-use zoning identified for the property.
Key Highlights
- 4,008‑square‑foot property built in 1918
- Mixed‑use zoning supports office and residential configurations
- Previously used for an attorney’s practice and as a single‑family residence
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
$26,453
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
7.06%
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%
$529,060
$529.1K
Cap Rate 7%
$377,900
$377.9K
Cap Rate 9%
$293,922
$293.9K
Market Conditions
NOI Build-Up for 4,008 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
$48.1K $12.00/SF
− Vacancy
−$5.8K −$1.44/SF
EGI
$42.3K $10.56/SF
− OpEx
−$15.9K −$3.96/SF
NOI
$26.5K $6.60/SF
Area
St. Martin County, LA
Vacancy
12.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$529,060
Cap Rate 7%
$377,900
Cap Rate 9%
$293,922
Alternative Uses
Best Use
Office B
$657.0K
$574.9K – $766.5K
NOI $45,992 @ 7.0% cap · market cap 12.27%
Second Best
Mixed Use
$377.9K
$330.7K – $440.9K
NOI $26,453 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$880.2K
$770.1K – $1.03M
NOI $61,611 @ 7.0% cap · market cap 16.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 70517, LA
26,434
Population
11,884
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
81%
High-School Grad
168.7 sq mi
ZIP Area
157
Density / Sq Mi
$58,342
Median Household Income
$40,119
Median Earnings
$938
Median Rent
$151,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - 1918 property with original architectural details, a backyard, and whole-house generator.
Where is this mixed-use property located?
The property is located at 420 Berard St Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: 4,008‑square‑foot property built in 1918; Mixed‑use zoning supports office and residential configurations; Previously used for an attorney’s practice and as a single‑family residence
