Building Details

Roof type Metal

Listing Agency: EXP REALTY, LLC l***@exprealty.net Show Phone

Listed By: Mary Sonnier · License #0000076724 Show Phone

Added: Oct 11, 2022 Changed: Aug 19 Last Checked: Aug 22 at 4:06PM

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MLS# 169684

Copyright © 2026 Greater Central Louisiana REALTORS® Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 3,740-square-foot flex property combines a workshop and business-office layout. The workshop includes two roll-up doors and a 12-foot ceiling, while the front portion provides a lobby, conference room, three offices, kitchen, and restroom. A separate storefront or office area adds a kitchenette and storage.

The property includes a parking area and a security-fenced yard. It is located at 6865 Monroe Highway in Ball, with access from Hwy 165. Central heating, central air, and a metal roof are in place.

Key Highlights

• 3,740 SF flex property with workshop and office components
• Workshop includes 2 roll‑up doors and a 12‑foot ceiling
• Front layout features lobby, conference room, 3 offices, kitchen, and restroom

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

$28,088

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

8.54%

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%

$561,760 $561.8K

Cap Rate 7%

$401,257 $401.3K

Cap Rate 9%

$312,089 $312.1K

Market Conditions

NOI Build-Up for 3,740 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

$35.5K $9.48/SF

− Vacancy

−$2.4K −$0.64/SF

EGI

$33.0K $8.84/SF

− OpEx

−$5.0K −$1.33/SF

NOI

$28.1K $7.51/SF

Area

Rapides County, LA

Vacancy

6.80%

Lease Rate

$9.48 /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%

$561,760

Cap Rate 7%

$401,257

Cap Rate 9%

$312,089

Alternative Uses

Best Use

Office B

$750.1K

$656.4K – $875.2K (±1% cap)

NOI $52,510 @ 7.0% cap · market cap 15.96%

Second Best

Warehouse

$401.3K

$351.1K – $468.1K (±1% cap)

NOI $28,088 @ 7.0% cap · market cap 8.54%

Theoretical Best

Office A

$1.03M

$902.1K – $1.20M (±1% cap)

NOI $72,167 @ 7.0% cap · market cap 21.94%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Flex space

Suggested Use

Top Pick Building Supply Dental Office Restaurant Law Firm HVAC Service Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

12 ft

Clear height

Single-tenant

Tenancy

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

45

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 71405, LA

5,652

Population

2,261

Households

2.5

Avg Household Size

38

Median Age

24%

College-Educated

91%

High-School Grad

16.3 sq mi

ZIP Area

347

Density / Sq Mi

$72,744

Median Household Income

$45,878

Median Earnings

$1,146

Median Rent

$176,900

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Flex space - Flexible commercial facility combines office areas, workshop space, a separate storefront, parking, and a security-fenced yard.

Where is this flex space located?

The property is located at 6865 Monroe Highway Ball, LA.

What is the asking price?

The asking price for this property is $329,000.

What are key features of this property?

This property features: 3,740 SF flex property with workshop and office components; Workshop includes 2 roll‑up doors and a 12‑foot ceiling; Front layout features lobby, conference room, 3 offices, kitchen, and restroom