Flex Space With Roll-Up
For Sale
$960,000
42392 Black Bayou Rd, Gonzales, LA 70737
Corner office and warehouse property with three-phase power, truck-service capability, and on-site parking.
Property Size15,750 SF
Price / SF$60.95
Days on Market91
Property Features for 42392 Black Bayou Rd
General Information
Standard status
Active
Size
15,750 SF
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Three-Phase Power
Yes
Amenities
12 roll-up doors (14’ high by 20’ wide)
three-phase power
18-wheeler alignment rack
Building Details
Building Size
15,750 SF
Buildings
1
Listing Agency:
Elifin Realty Baton Rouge
(985) 991-0580
Listed By:
Cade McNabb · License #995716093
(985) 991-0580
Source:
Elifinrealty
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 31 at 1:24PM
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 Baton Rouge
Investment Insights
Based on property information with market context.
Located at 42392 Black Bayou Rd, this approximately 15,750-square-foot flex property combines office and warehouse space in a corner configuration. The facility includes 12 roll-up doors, each measuring 14 feet high by 20 feet wide, supporting a range of commercial and industrial operations. Three-phase power is also available, along with an 18-wheeler alignment rack and on-site parking.
The property is approximately 5 minutes from Airline Hwy, providing a short connection to a major transportation route. Its combination of office area, warehouse functionality, oversized roll-up access, power service, and truck-oriented equipment creates a practical layout for users requiring both administrative and operational space.
The property is approximately 5 minutes from Airline Hwy, providing a short connection to a major transportation route. Its combination of office area, warehouse functionality, oversized roll-up access, power service, and truck-oriented equipment creates a practical layout for users requiring both administrative and operational space.
Key Highlights
- Approximately 15,750 SF corner office/warehouse
- 12 roll‑up doors measuring 14’ high by 20’ wide
- Three‑phase power
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
$80,405
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
8.38%
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%
$1,608,100
$1.6M
Cap Rate 7%
$1,148,643
$1.1M
Cap Rate 9%
$893,389
$893.4K
Market Conditions
NOI Build-Up for 15,750 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
$122.9K $7.80/SF
− Vacancy
−$8.0K −$0.51/SF
EGI
$114.9K $7.29/SF
− OpEx
−$34.5K −$2.19/SF
NOI
$80.4K $5.11/SF
Area
Ascension County, LA
Vacancy
6.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$1,608,100
Cap Rate 7%
$1,148,643
Cap Rate 9%
$893,389
Alternative Uses
Best Use
Office B
$2.37M
$2.07M – $2.76M
NOI $165,848 @ 7.0% cap · market cap 17.28%
Second Best
Retail
$2.13M
$1.86M – $2.48M
NOI $148,838 @ 7.0% cap · market cap 15.50%
Theoretical Best
Office A
$3.46M
$3.02M – $4.03M
NOI $241,920 @ 7.0% cap · market cap 25.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Under-served
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Corner office and warehouse property with three-phase power, truck-service capability, and on-site parking.
Where is this flex space located?
The property is located at 42392 Black Bayou Rd Gonzales, LA.
What is the asking price?
The asking price for this property is $960,000.
What are key features of this property?
This property features: Approximately 15,750 SF corner office/warehouse; 12 roll‑up doors measuring 14’ high by 20’ wide; Three‑phase power
