Flex Building with Overhead
For Sale
$485,000
6485 Jefferson Hwy, Harahan, LA 70123
C-2 general commercial property combining warehouse, shop, technical, office, and climate-controlled storage areas.
Property Size3,860 SF
Lot Size0.13 Acres
Price / SF$125.65
Days on Market20
Property Features for 6485 Jefferson Hwy
General Information
Standard status
Active
Size
3,860 SF
Total Parking Spaces
6
Lot size
0.13 Acres
Property subtype
Industrial
Zoning
C-2
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
3,000 SF
Office Build-Out
845 SF
Drive-In Doors
2
Three-Phase Power
Yes
Conditioned Warehouse
Yes
Additional Details
Asking Price
$485,000
Building Details
Buildings
1
Building Size
3,860 SF
Construction
CMU
Listing Agency:
Max J Derbes Inc
(504) 733-4555
Listed By:
Bert Duvic
(504) 733-4555
Source:
Lacdb.resimplifi
Added: Aug 12
Changed: Aug 31
Last Checked: Aug 31 at 9:36AM
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 Max J Derbes Inc
Investment Insights
Based on property information with market context.
This 3,860-square-foot flex building offers a combination of industrial and office improvements. The grade-level structure uses CMU construction with a metal roof and includes two overhead doors, an open warehouse floor plan, climate-controlled storage, and two restrooms serving approximately 3,000 square feet of warehouse, shop, and technical space. The finished office portion measures approximately 845 square feet and includes reception, two offices, two restrooms, and a kitchenette.
The rectangular 5,800-square-foot site provides six parking spaces and three-phase electrical service. Zoned C-2, General Commercial, the property is adjacent to Harahan City Hall and the Harahan Police Station, with Elmwood Industrial Park also nearby. Jefferson Highway carries a reported traffic count of 17,417 for 2026.
The rectangular 5,800-square-foot site provides six parking spaces and three-phase electrical service. Zoned C-2, General Commercial, the property is adjacent to Harahan City Hall and the Harahan Police Station, with Elmwood Industrial Park also nearby. Jefferson Highway carries a reported traffic count of 17,417 for 2026.
Key Highlights
- 3,860+/- square foot building on a 5,800+/- square foot rectangular site
- Approximately 3,000+/- SF of warehouse, shop, and technical space
- Approximately 845+/- SF of finished office space with reception, two offices, and kitchenette
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
$42,452
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
8.75%
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%
$849,040
$849.0K
Cap Rate 7%
$606,457
$606.5K
Cap Rate 9%
$471,689
$471.7K
Market Conditions
NOI Build-Up for 3,860 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
$69.5K $18.00/SF
− Vacancy
−$4.2K −$1.08/SF
EGI
$65.3K $16.92/SF
− OpEx
−$22.9K −$5.92/SF
NOI
$42.5K $11.00/SF
Area
ZIP 70123
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$849,040
Cap Rate 7%
$606,457
Cap Rate 9%
$471,689
Alternative Uses
Best Use
Office B
$767.4K
$671.5K – $895.3K
NOI $53,720 @ 7.0% cap · market cap 11.08%
Second Best
Flex RnD
$606.5K
$530.7K – $707.5K
NOI $42,452 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$990.2K
$866.4K – $1.16M
NOI $69,315 @ 7.0% cap · market cap 14.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70123, LA
27,346
Population
14,297
Households
1.9
Avg Household Size
44
Median Age
44%
College-Educated
94%
High-School Grad
7.6 sq mi
ZIP Area
3,598
Density / Sq Mi
$82,639
Median Household Income
$52,709
Median Earnings
$1,310
Median Rent
$318,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - C-2 general commercial property combining warehouse, shop, technical, office, and climate-controlled storage areas.
Where is this flex space located?
The property is located at 6485 Jefferson Hwy Harahan, LA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 3,860+/- square foot building on a 5,800+/- square foot rectangular site; Approximately 3,000+/- SF of warehouse, shop, and technical space; Approximately 845+/- SF of finished office space with reception, two offices, and kitchenette
