Building Details

Building materials Metal Const

Roof type Metal

Listing Agency: KELLER WILLIAMS REALTY BAYOU P h***@kw.com Show Phone

Listed By: Melanie Rogers Bruce · License #0099563122 Show Phone

Added: Sep 12 Last Checked: Sep 13 at 5:06PM

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MLS# 2026016840

Copyright © 2026 Bayou Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 492-square-foot food-service property is configured as a snowball stand and constructed with metal materials. The building includes a metal roof and window-unit cooling, providing a compact operating space for a restaurant use.

Located at 4266 W Park Avenue in Gray, Louisiana, the property is served by public water and public sewer. The site encompasses 0.0157 acres. A Bayou Signs billboard is under contract with the current seller and will remain in the seller’s name until that contract expires.

Key Highlights

• 492‑square‑foot snowball stand
• 0.0157‑acre site at 4266 W Park Avenue
• Public water and public sewer service

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

$7,612

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

8.96%

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%

$152,240 $152.2K

Cap Rate 7%

$108,743 $108.7K

Cap Rate 9%

$84,578 $84.6K

Market Conditions

NOI Build-Up for 492 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

$10.6K $21.60/SF

− Vacancy

−$478 −$0.97/SF

EGI

$10.1K $20.63/SF

− OpEx

−$2.5K −$5.16/SF

NOI

$7.6K $15.47/SF

Area

Terrebonne County, LA

Vacancy

4.50%

Lease Rate

$21.60 /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%

$152,240

Cap Rate 7%

$108,743

Cap Rate 9%

$84,578

Alternative Uses

Best Use

Specialty Retail

$108.7K

$95.2K – $126.9K (±1% cap)

NOI $7,612 @ 7.0% cap · market cap 8.96%

Second Best

Retail

$67.7K

$59.2K – $78.9K (±1% cap)

NOI $4,736 @ 7.0% cap · market cap 5.57%

Theoretical Best

Office A

$135.6K

$118.7K – $158.2K (±1% cap)

NOI $9,494 @ 7.0% cap · market cap 11.17%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Conventional restaurants

Suggested Use

Top Pick Parking Lot & Garage Real Estate Agency Carpet & Flooring Store Storage Facility Barber Shop Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

164

Businesses Nearby

46k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Dining 73% Shops & Services 27%

McDonald's Dining

23,376 visits/mo 0.2 miles

Popeyes Louisiana Kitchen Dining

9,671 visits/mo 0.4 miles

Dollar General Shops & Services

6,855 visits/mo 0.2 miles

Shell Shops & Services

5,667 visits/mo 0.4 miles

Demographics for 70359, LA

9,591

Population

3,768

Households

2.5

Avg Household Size

35

Median Age

14%

College-Educated

82%

High-School Grad

14.4 sq mi

ZIP Area

666

Density / Sq Mi

$54,139

Median Household Income

$33,058

Median Earnings

$1,119

Median Rent

$161,300

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Compact food-service building with public water and sewer connections in Gray.

Where is this conventional restaurant located?

The property is located at 4266 W Park Avenue Gray, LA.

What is the asking price?

The asking price for this property is $85,000.

What are key features of this property?

This property features: 492‑square‑foot snowball stand; 0.0157‑acre site at 4266 W Park Avenue; Public water and public sewer service