Corner Lot Bed &
For Sale
$685,000
4524 Virginia St, Zachary, LA 70791
Corner lot hospitality property with an LDH-approved commercial kitchen and current alcohol license; sold without furnishings.
Property Size3,600 SF
Price / SF$190.28
Days on Market453
Property Features for 4524 Virginia St
General Information
Standard status
Active
Size
3,600 SF
Property subtype
General Commercial
Amenities
Central Air, Wall Air Conditioning, Attic Fan
3
Parking. Corner Lot.
7 Parking Spaces. On Site, On Street.
Extra Storage. Historic Area, Downtown, Corner.
Listing Agency:
DD&B LLC
Listed By:
Deb Bellingham
(225) 400-2044
Source:
Xome
Added: Jun 10, 2025
Changed: Sep 2
Last Checked: Sep 4 at 3:19AM
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 DD&B LLC
Investment Insights
Based on property information with market context.
This for-sale hospitality property includes two lots, with one building on each lot. The operation includes an LDH-approved commercial kitchen and a current alcohol license. The property is currently operating as a B&B/event center, and the owner notes that all furnishings and art are not included.
The site is located at 4524 Virginia St in Zachary, Louisiana. The owner also states there are no deed restrictions, and that the business is being handled separately from the property.
For scheduling, the owner/realtor/agent requests appointment-only showings with the alarm code and lockbox key in place; there is no SUPRA on property. Because bookings on AirBnB.com can change quickly, showings must be arranged with the owner/broker and then confirmed by 10:00 AM on the day of the showing. The owner notes that the 5 Star B&B/event center business is sold separately, and that any related AirBnB listing is separately negotiable.
The site is located at 4524 Virginia St in Zachary, Louisiana. The owner also states there are no deed restrictions, and that the business is being handled separately from the property.
For scheduling, the owner/realtor/agent requests appointment-only showings with the alarm code and lockbox key in place; there is no SUPRA on property. Because bookings on AirBnB.com can change quickly, showings must be arranged with the owner/broker and then confirmed by 10:00 AM on the day of the showing. The owner notes that the 5 Star B&B/event center business is sold separately, and that any related AirBnB listing is separately negotiable.
Key Highlights
- Corner lot property with 2 lots and 1 building, located in a historic area/downtown
- LDH‑approved commercial kitchen and a current alcohol license for hospitality/restaurant use
- Currently operating as a B&B/event center (5‑star B&B/event center business sold separately)
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
$19,863
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
2.90%
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%
$397,260
$397.3K
Cap Rate 7%
$283,757
$283.8K
Cap Rate 9%
$220,700
$220.7K
Market Conditions
NOI Build-Up for 3,600 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
$47.5K $13.20/SF
− Vacancy
−$5.7K −$1.58/SF
EGI
$41.8K $11.62/SF
− OpEx
−$22.0K −$6.10/SF
NOI
$19.9K $5.52/SF
Area
East Baton Rouge County, LA
Vacancy
12.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
52.50%
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%
$397,260
Cap Rate 7%
$283,757
Cap Rate 9%
$220,700
Alternative Uses
Best Use
Hotel Hospitality
$283.8K
$248.3K – $331.1K
NOI $19,863 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$742.7K
$649.9K – $866.5K
NOI $51,989 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70791, LA
29,432
Population
12,112
Households
2.4
Avg Household Size
37
Median Age
39%
College-Educated
95%
High-School Grad
119.1 sq mi
ZIP Area
247
Density / Sq Mi
$80,243
Median Household Income
$57,376
Median Earnings
$1,389
Median Rent
$269,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Corner lot hospitality property with an LDH-approved commercial kitchen and current alcohol license; sold without furnishings.
Where is this bed & breakfast located?
The property is located at 4524 Virginia St Zachary, LA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Corner lot property with 2 lots and 1 building, located in a historic area/downtown; LDH‑approved commercial kitchen and a current alcohol license for hospitality/restaurant use; Currently operating as a B&B/event center (5‑star B&B/event center business sold separately)
