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    Mixed-Use Retail & Office Development Title is generated by Realmo AI

    71178 Louisiana 21, Covington, LA 70433

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    For Sale
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    Exceptional commercial property with versatile space for various businesses.

    Added:
    Nov 26, 2025
    Days on Market:
    178
    Last Refresh:
    Apr 5 at 9:18 pm

    Property Features for 71178 Louisiana 21

    General Information

    Standard status
    Active

    Properties For Sale

    at 71178 Louisiana 21 Contact us

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    Listing Contact
    Will Watson, CCIM
    Will Watson, CCIM

    Listing agent Will Watson, CCIM License #995701278-ACT

    Listing office

    Listing date Nov 26, 2025

    Source Lee-associates

    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 Will Watson, CCIM

    HighLights

    • Prime location on Highway 21 in Covington, LA.
    • Flexible floorplans to accommodate various uses (±1,800 - ±28,000 SF available).
    • Ample parking and high visibility.
    • Close proximity to Covington's Downtown District, dining, retail, and cultural attractions.
    • Modern amenities and generous natural light.
    • High‑speed internet and telecom infrastructure.

    Overview

    Azalea Gardens is a mixed-use retail and office commercial development situated on Highway 21 in Covington, LA. The property offers versatile space suitable for a wide range of businesses. It features ample parking, high visibility, and a well-maintained exterior. The interior provides customizable layouts, generous natural light, and modern amenities. The available space ranges from approximately 1,800 to 28,000 square feet, with flexible floor plans to accommodate various uses. The property is located in close proximity to Covington’s Downtown District, which features a diverse mix of dining establishments, retail businesses, and cultural attractions. Nearby commercial tenants include Albasha Greek & Lebanese Restaurant and Kung Fu Tea. Magnolia Memory Residence, an assisted living facility specializing in memory care, is also situated in the vicinity. Additionally, the property is near Bogue Falaya Park, a local recreational asset with walking paths and scenic river views. The location benefits from convenient access to major transportation routes and includes high-speed internet and telecom infrastructure.
    Location Intelligence

    Current Use by Public Records

    Shopping centers

    Similar Places Nearby

    • Coinstar Kiosk - Bitcoin ATM — Winn Dixie, 70431 LA-21, Covington, LA 70433
    • Creekstone II Center — 70360 LA-21, Covington, LA 70433

    Map

    City
    Covington
    County
    St. Tammany
    State
    Louisiana
    Longitude
    -90.1271
    Latitude
    30.4598

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    FAQs

    What type of property is this?
    Shopping center - Exceptional commercial property with versatile space for various businesses.
    Where is this shopping center located?
    The property is located at 71178 Louisiana 21 Covington, LA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Prime location on Highway 21 in Covington, LA.; Flexible floorplans to accommodate various uses (±1,800 - ±28,000 SF available).; Ample parking and high visibility.
    (225) 332-0957
    We can help!
    Listing Contact
    Will Watson, CCIM
    Will Watson, CCIM
    Real Estate License ID: 995701278-ACT
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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