Two-Building Office
For Sale
$1,200,000
810 N Columbia St, Covington, LA 70433
Tenant-occupied buildings include dedicated parking and sit opposite the Justice Center.
Property Size8,880 SF
Price / SF$135.14
Days on Market424
Property Features for 810 N Columbia St
General Information
Standard status
Active
Size
8,880 SF
Property subtype
Office
Zoning
COMMERCIAL
Amenities
Power
Water
Sewer
Natural Gas
Building Details
Year Built
2000
Listing Agency:
Smith & Core, Inc
(985) 320-8173
Listed By:
David Holloway · License #995680764
(985) 320-8173
Source:
Lacdb.resimplifi
Added: Jul 3, 2025
Changed: Aug 29
Last Checked: Aug 29 at 5:46PM
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 Smith & Core, Inc
Investment Insights
Based on property information with market context.
This commercial office property includes two buildings and a dedicated parking lot. The buildings were constructed in 2000 and are currently occupied by tenants generating rental income.
Located at 810 N Columbia St in Covington, Louisiana, the property is directly opposite the Justice Center. The offering is zoned COMMERCIAL. Tours are available strictly by appointment through the listing agent, and prospective visitors should not approach occupants for access or information.
Located at 810 N Columbia St in Covington, Louisiana, the property is directly opposite the Justice Center. The offering is zoned COMMERCIAL. Tours are available strictly by appointment through the listing agent, and prospective visitors should not approach occupants for access or information.
Key Highlights
- Two office buildings included in one offering
- Dedicated parking lot on the property
- Tenant occupancy with rental income
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
$100,764
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
8.40%
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%
$2,015,280
$2.0M
Cap Rate 7%
$1,439,486
$1.4M
Cap Rate 9%
$1,119,600
$1.1M
Market Conditions
NOI Build-Up for 8,880 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
$173.7K $19.56/SF
− Vacancy
−$39.3K −$4.43/SF
EGI
$134.4K $15.13/SF
− OpEx
−$33.6K −$3.78/SF
NOI
$100.8K $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%
$2,015,280
Cap Rate 7%
$1,439,486
Cap Rate 9%
$1,119,600
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,764 @ 7.0% cap · market cap 8.40%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$95.73M
$83.76M – $111.68M
NOI $6,700,919 @ 7.0% cap · market cap 558.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,502
Businesses Nearby
Explore this area
Business Placement
Demographics for 70433, LA
41,423
Population
18,712
Households
2.2
Avg Household Size
42
Median Age
45%
College-Educated
93%
High-School Grad
48.7 sq mi
ZIP Area
851
Density / Sq Mi
$79,354
Median Household Income
$47,406
Median Earnings
$1,373
Median Rent
$316,200
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 - Tenant-occupied buildings include dedicated parking and sit opposite the Justice Center.
Where is this office building located?
The property is located at 810 N Columbia St Covington, LA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Two office buildings included in one offering; Dedicated parking lot on the property; Tenant occupancy with rental income
