Waterfront Flex
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For Sale
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4632 Pontchartrain Drive, Slidell, LA 70458
Two-building commercial property combines offices, dock-high warehouse space, and an open shop on navigable waterfront.
Property Size13,300 SF
Lot Size1.53 Acres
Price / SF$69.55
Days on Market6
Property Features for 4632 Pontchartrain Drive
General Information
Standard status
Active
Size
13,300 SF
Lot size
1.53 Acres
Property subtype
Retail, Industrial, Mixed Use
Zoning
HIGHWAY COMMERCIAL
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
Boat Dock
Covered Electric Boat Lift
Building Details
Buildings
2
Listing Agency:
ABEK Real Estate
(985) 788-4993
Listed By:
Larry Haik jr · License #LA 000036766
Source:
Crexi
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 11 at 5:30AM
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 ABEK Real Estate
Investment Insights
Based on property information with market context.
This flex-space property includes two buildings totaling approximately 13,300 square feet on about 1.53 acres. The first building contains approximately 4,300 square feet of office space with reception, private offices, a conference room, and a break room, plus approximately 3,000 square feet of dock-high warehouse area. A separate 6,000-square-foot building provides an open warehouse or shop layout suited to the uses identified in the property information, including heavy manufacturing, vehicle repair, and bulk storage.
The site fronts Pontchartrain Drive in Slidell and is zoned HIGHWAY COMMERCIAL. Its waterfront component includes part of the navigable Eden Isles Canal, approximately 130 feet of boat dock, and a covered electric boat lift. The canal provides water access toward Lake Pontchartrain and onward to the Gulf of Mexico.
The site fronts Pontchartrain Drive in Slidell and is zoned HIGHWAY COMMERCIAL. Its waterfront component includes part of the navigable Eden Isles Canal, approximately 130 feet of boat dock, and a covered electric boat lift. The canal provides water access toward Lake Pontchartrain and onward to the Gulf of Mexico.
Key Highlights
- Two‑building package totals approximately 13,300 square feet
- Approximately 1.53 acres with highway frontage
- Building One includes approximately 4,300 SF of offices and 3,000 SF of dock‑high warehouse space
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
$81,193
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
8.78%
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%
$1,623,860
$1.6M
Cap Rate 7%
$1,159,900
$1.2M
Cap Rate 9%
$902,144
$902.1K
Market Conditions
NOI Build-Up for 13,300 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
$119.7K $9.00/SF
− Vacancy
−$3.7K −$0.28/SF
EGI
$116.0K $8.72/SF
− OpEx
−$34.8K −$2.62/SF
NOI
$81.2K $6.10/SF
Area
St. Tammany County, LA
Vacancy
3.10%
Lease Rate
$9.00 /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%
$1,623,860
Cap Rate 7%
$1,159,900
Cap Rate 9%
$902,144
Alternative Uses
Best Use
Office B
$2.16M
$1.89M – $2.52M
NOI $150,918 @ 7.0% cap · market cap 16.32%
Second Best
Flex RnD
$1.80M
$1.57M – $2.09M
NOI $125,655 @ 7.0% cap · market cap 13.58%
Theoretical Best
Multifamily LT 5
$143.38M
$125.45M – $167.27M
NOI $10,036,287 @ 7.0% cap · market cap 1,085.00%
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
Location Intelligence
Trade Area within ½ mile
851
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70458, LA
37,798
Population
17,026
Households
2.2
Avg Household Size
42
Median Age
31%
College-Educated
92%
High-School Grad
20.9 sq mi
ZIP Area
1,809
Density / Sq Mi
$69,816
Median Household Income
$44,368
Median Earnings
$1,400
Median Rent
$227,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Southern Elegant Charm Catering — 113 Barbara Ln, Slidell, LA 70458
- L & B Catering/ Specialities in Beignets, Waffles, French Toast and Fresh Fruits Drinks — Only On-line Orders for Pick-up or Delivery are Available, 4660 Pontchartrain Dr, Slidell, LA 70458
Frequently Asked Questions
What type of property is this?
Flex space - Two-building commercial property combines offices, dock-high warehouse space, and an open shop on navigable waterfront.
Where is this flex space located?
The property is located at 4632 Pontchartrain Drive Slidell, LA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Two‑building package totals approximately 13,300 square feet; Approximately 1.53 acres with highway frontage; Building One includes approximately 4,300 SF of offices and 3,000 SF of dock‑high warehouse space
