Office Building with Backup
For Sale
$1,995,000
68031 Capital Trace Row, Mandeville, LA 70471
Fully leased office property with whole-building emergency power and a concrete parking area with covered spaces.
Property Size9,977 SF
Price / SF$199.96
Days on Market30
Property Features for 68031 Capital Trace Row
General Information
Standard status
Active
Size
9,977 SF
Class
Class A
Total Parking Spaces
2
Occupancy
100%
Additional Details
Highway Access
Yes
Amenities
landscaped
gas generator
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
Keller Williams Realty Services
(225) 603-0610
Listed By:
Caleb Mayeaux, Dale Mayeaux · License #0995700258
Source:
Fiorellaavenue
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 30 at 8:31AM
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 Keller Williams Realty Services
Investment Insights
Based on property information with market context.
This 9,977-square-foot office building is fully leased under a 10-year contract and includes a gas generator connected to a transfer switch that can power the entire building. The property is landscaped and has a concrete parking lot with two covered parking spaces.
The building is located at 68031 Capital Trace Row in Mandeville, Louisiana, near Interstate 12. It is designated Flood Zone X. The prior office use included attorney offices, while the current lease provides occupancy under the existing contract.
The building is located at 68031 Capital Trace Row in Mandeville, Louisiana, near Interstate 12. It is designated Flood Zone X. The prior office use included attorney offices, while the current lease provides occupancy under the existing contract.
Key Highlights
- 9,977‑square‑foot office building
- Fully leased under a 10‑year contract
- Gas generator and transfer switch serve the entire building
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
$113,211
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
5.67%
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%
$2,264,220
$2.3M
Cap Rate 7%
$1,617,300
$1.6M
Cap Rate 9%
$1,257,900
$1.3M
Market Conditions
NOI Build-Up for 9,977 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
$195.2K $19.56/SF
− Vacancy
−$44.2K −$4.43/SF
EGI
$150.9K $15.13/SF
− OpEx
−$37.7K −$3.78/SF
NOI
$113.2K $11.35/SF
Area
St. Tammany County, LA
Vacancy
22.65%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
25.00%
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%
$2,264,220
Cap Rate 7%
$1,617,300
Cap Rate 9%
$1,257,900
Alternative Uses
Best Use
Office B
$1.62M
$1.42M – $1.89M
NOI $113,211 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$107.55M
$94.11M – $125.48M
NOI $7,528,724 @ 7.0% cap · market cap 377.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
286
Businesses Nearby
Explore this area
Business Placement
Demographics for 70471, LA
23,334
Population
10,341
Households
2.3
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
28.9 sq mi
ZIP Area
807
Density / Sq Mi
$96,510
Median Household Income
$52,523
Median Earnings
$1,282
Median Rent
$370,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Fully leased office property with whole-building emergency power and a concrete parking area with covered spaces.
Where is this office building located?
The property is located at 68031 Capital Trace Row Mandeville, LA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 9,977‑square‑foot office building; Fully leased under a 10‑year contract; Gas generator and transfer switch serve the entire building
