Walmart Shadow-Anchored Shopping
New
For Sale
$3,555,230
551 N Cities Service Hwy, Sulphur, LA 70663
Retail center with a Walmart shadow anchor in Sulphur, within the Lake Charles MSA.
Property Size22,895 SF
Price / SF$155.28
Days on Market2
Property Features for 551 N Cities Service Hwy
General Information
Standard status
Active
Size
22,895 SF
Property subtype
Shopping Strip
Additional Details
Cap Rate
8%
Anchor Co-Tenants
Walmart
Amenities
Shadow-Anchored by a Top-Performing Walmart Supercenter
Long-Term Anchor Tenancy Since Delivery
National Credit Rent Roll with Durable Term
Building Details
Building Size
22,895 SF
Year Built
2004
Listing Agency:
Marcus & Millichap
(314) 889-2570
Listed By:
Austin Pellegrino · License #License(s): MO: 2024042435
(314) 889-2570
Source:
Marcusmillichap
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 9:49AM
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 Marcus & Millichap
Investment Insights
Based on property information with market context.
Sulphur Plaza is a 22,895-square-foot shopping center completed in 2004. The retail property benefits from a Walmart shadow anchor and is positioned on North Cities Service Highway in Sulphur, Louisiana.
The property is part of the Lake Charles MSA and is offered as a 100 percent fee simple interest. Its retail-center format and established construction date provide a clear physical profile for commercial property evaluation.
The property is part of the Lake Charles MSA and is offered as a 100 percent fee simple interest. Its retail-center format and established construction date provide a clear physical profile for commercial property evaluation.
Key Highlights
- 22,895‑square‑foot shopping center
- Walmart shadow‑anchored retail property
- Built in 2004
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
$202,030
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
5.68%
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%
$4,040,600
$4.0M
Cap Rate 7%
$2,886,143
$2.9M
Cap Rate 9%
$2,244,778
$2.2M
Market Conditions
NOI Build-Up for 22,895 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
$302.2K $13.20/SF
− Vacancy
−$13.6K −$0.59/SF
EGI
$288.6K $12.61/SF
− OpEx
−$86.6K −$3.78/SF
NOI
$202.0K $8.82/SF
Area
Calcasieu County, LA
Vacancy
4.50%
Lease Rate
$13.20 /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%
$4,040,600
Cap Rate 7%
$2,886,143
Cap Rate 9%
$2,244,778
Alternative Uses
Best Use
Retail
$2.89M
$2.53M – $3.37M
NOI $202,030 @ 7.0% cap · market cap 5.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.94M
$4.32M – $5.76M
NOI $345,451 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
188k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 47%
Shops & Services 24%
Dining 20%
Apparel 4%
Walmart
Superstores
89,086 visits/mo
0.1 miles
Murphy USA
Shops & Services
17,538 visits/mo
0.1 miles
Dollar Tree
Shops & Services
15,601 visits/mo
0.1 miles
Burger King
Dining
14,222 visits/mo
0.1 miles
SONIC Drive In
Dining
11,992 visits/mo
0.5 miles
Demographics for 70663, LA
29,325
Population
12,767
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
97.8 sq mi
ZIP Area
300
Density / Sq Mi
$59,444
Median Household Income
$37,587
Median Earnings
$914
Median Rent
$174,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Quick-Tag — Walmart Supercenter, 525 N Cities Service Hwy, Sulphur, LA 70663
- Low Down Cycle Supply — 3508 Maplewood Dr, Sulphur, LA 70663
Frequently Asked Questions
What type of property is this?
Shopping center - Retail center with a Walmart shadow anchor in Sulphur, within the Lake Charles MSA.
Where is this shopping center located?
The property is located at 551 N Cities Service Hwy Sulphur, LA.
What is the asking price?
The asking price for this property is $3,555,230.
What are key features of this property?
This property features: 22,895‑square‑foot shopping center; Walmart shadow‑anchored retail property; Built in 2004
