Salon and Wellness
For Sale
$165,000
420 W Walnut, Eunice, LA 70535
Configured with an open service area, private office, breakroom, bathroom, and separate front and rear parking.
Property Size1,039 SF
Price / SF$158.81
Days on Market41
Property Features for 420 W Walnut
General Information
Standard status
Active
Size
1,039 SF
Listing Agency:
DCG/Aguillard Realty
(337) 580-3705
Listed By:
Raymond A Aguillard · License #59516
Source:
Athomerealtyla
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 10:24AM
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 DCG/Aguillard Realty
Investment Insights
Based on property information with market context.
This wellness-oriented commercial building at 420 W Walnut in Eunice, Louisiana, is configured for salon use with an open area for service stations, an office, kitchen and breakroom, and a bathroom. The layout also supports other explicitly identified applications, including professional office, retail, medical, insurance, boutique, or beauty spa use.
Customer parking is positioned at the front of the property, with employee parking located behind the building. The existing salon business will continue operating but is not included in the sale. Appointments are required for access.
Customer parking is positioned at the front of the property, with employee parking located behind the building. The existing salon business will continue operating but is not included in the sale. Appointments are required for access.
Key Highlights
- Open area arranged for salon service stations
- Includes office, kitchen and breakroom, and bathroom
- Front customer parking with separate rear employee parking
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
$7,948
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
4.82%
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%
$158,960
$159.0K
Cap Rate 7%
$113,543
$113.5K
Cap Rate 9%
$88,311
$88.3K
Market Conditions
NOI Build-Up for 1,039 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
$12.5K $12.00/SF
− Vacancy
−$1.9K −$1.80/SF
EGI
$10.6K $10.20/SF
− OpEx
−$2.6K −$2.55/SF
NOI
$7.9K $7.65/SF
Area
St. Landry County, LA
Vacancy
15.00%
Lease Rate
$12.00 /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%
$158,960
Cap Rate 7%
$113,543
Cap Rate 9%
$88,311
Alternative Uses
Best Use
Office B
$113.5K
$99.4K – $132.5K
NOI $7,948 @ 7.0% cap · market cap 4.82%
Second Best
Retail
$103.2K
$90.3K – $120.4K
NOI $7,226 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$156.7K
$137.2K – $182.9K
NOI $10,972 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
536
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70535, LA
17,292
Population
7,749
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
80%
High-School Grad
160.6 sq mi
ZIP Area
108
Density / Sq Mi
$44,804
Median Household Income
$38,598
Median Earnings
$789
Median Rent
$161,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Configured with an open service area, private office, breakroom, bathroom, and separate front and rear parking.
Where is this spa & wellness property located?
The property is located at 420 W Walnut Eunice, LA.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Open area arranged for salon service stations; Includes office, kitchen and breakroom, and bathroom; Front customer parking with separate rear employee parking
