Flex Space with Shop
For Sale
$300,000
4866 Highway 1, Napoleonville, LA 70390
Metal building with parking and expansion room along Hwy 1, offering flexible commercial functionality subject to zoning approval.
Property Size2,800 SF
Price / SF$107.14
Days on Market113
Property Features for 4866 Highway 1
General Information
Standard status
Active
Size
2,800 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$983
Building Details
Buildings
1
Construction
metal building
Listing Agency:
eXp Realty
(225) 806-7220
Listed By:
Melissa Russo · License #74073
(225) 806-7220
Source:
Exprealty
Added: May 10
Changed: Aug 29
Last Checked: May 31 at 2:26PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This flex-space property includes a large metal building with an integrated shop area, a spacious lot, and ample parking. The improvements previously housed a glass business, providing a practical commercial layout for continued business use or adaptation. The property size is reported as 2,800, with additional room on the lot for expansion.
Positioned along Hwy 1 in Napoleonville, the site offers highway exposure and access to surrounding areas. Potential residential, commercial, or mixed-use applications remain subject to zoning and parish approval.
Positioned along Hwy 1 in Napoleonville, the site offers highway exposure and access to surrounding areas. Potential residential, commercial, or mixed-use applications remain subject to zoning and parish approval.
Key Highlights
- Large metal building with shop area
- 2,800 reported property size
- Ample parking on site
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
$22,673
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
7.56%
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%
$453,460
$453.5K
Cap Rate 7%
$323,900
$323.9K
Cap Rate 9%
$251,922
$251.9K
Market Conditions
NOI Build-Up for 2,800 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
$27.2K $9.72/SF
− Vacancy
−$542 −$0.19/SF
EGI
$26.7K $9.53/SF
− OpEx
−$4.0K −$1.43/SF
NOI
$22.7K $8.10/SF
Area
Assumption County, LA
Vacancy
1.99%
Lease Rate
$9.72 /SF/Yr
Expense Ratio
15.00%
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%
$453,460
Cap Rate 7%
$323,900
Cap Rate 9%
$251,922
Alternative Uses
Best Use
Warehouse
$323.9K
$283.4K – $377.9K
NOI $22,673 @ 7.0% cap · market cap 7.56%
Second Best
Industrial
$266.7K
$233.4K – $311.2K
NOI $18,672 @ 7.0% cap · market cap 6.22%
Theoretical Best
Specialty Retail
$670.6K
$586.8K – $782.3K
NOI $46,940 @ 7.0% cap · market cap 15.65%
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
92
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70390, LA
6,593
Population
3,272
Households
2
Avg Household Size
42
Median Age
15%
College-Educated
77%
High-School Grad
147.8 sq mi
ZIP Area
45
Density / Sq Mi
$56,353
Median Household Income
$36,081
Median Earnings
$823
Median Rent
$152,000
Median Home Value
Market
Vacancy Rate% for Industrial 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 - Metal building with parking and expansion room along Hwy 1, offering flexible commercial functionality subject to zoning approval.
Where is this flex space located?
The property is located at 4866 Highway 1 Napoleonville, LA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Large metal building with shop area; 2,800 reported property size; Ample parking on site
