Office Building With Covered
For Sale
$375,000
8115 Vincent Rd, Denham Springs, LA 70726
Office property with private rooms, an open upper level, client parking, and covered rear parking.
Property Size2,569 SF
Price / SF$145.97
Days on Market172
Property Features for 8115 Vincent Rd
General Information
Standard status
Active
Size
2,569 SF
Property subtype
Office
Zoning
R-2
Building Details
Year Built
1991
Listing Agency:
Covington & Associates Real Estate, LLC
Listed By:
Lawson Covington
(225) 791-9703
Source:
Lacdb.resimplifi
Added: Mar 16
Changed: Aug 30
Last Checked: Sep 2 at 1:47PM
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 Covington & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
This office building includes six private offices, two bathrooms, a lobby, kitchen, and copy room. A large open area on the upper level provides additional interior space for workstations, meetings, or storage. Central air serves the property, and parking is available in a front lot along with covered spaces at the rear.
The property is located at 8115 Vincent Rd in Denham Springs, Louisiana, with access to I-12 within minutes. Its office layout and combination of enclosed rooms, shared areas, and open space support a range of professional office configurations.
The property is located at 8115 Vincent Rd in Denham Springs, Louisiana, with access to I-12 within minutes. Its office layout and combination of enclosed rooms, shared areas, and open space support a range of professional office configurations.
Key Highlights
- 2,569 property size
- Six private offices and two bathrooms
- Large open upstairs area for workstations, meetings, or storage
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
$24,572
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
6.55%
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%
$491,440
$491.4K
Cap Rate 7%
$351,029
$351.0K
Cap Rate 9%
$273,022
$273.0K
Market Conditions
NOI Build-Up for 2,569 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
$33.6K $13.08/SF
− Vacancy
−$840 −$0.33/SF
EGI
$32.8K $12.75/SF
− OpEx
−$8.2K −$3.19/SF
NOI
$24.6K $9.56/SF
Area
Livingston County, LA
Vacancy
2.50%
Lease Rate
$13.08 /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%
$491,440
Cap Rate 7%
$351,029
Cap Rate 9%
$273,022
Alternative Uses
Best Use
Office B
$351.0K
$307.2K – $409.5K
NOI $24,572 @ 7.0% cap · market cap 6.55%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$615.3K
$538.4K – $717.8K
NOI $43,068 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 70726, LA
59,586
Population
24,925
Households
2.4
Avg Household Size
35
Median Age
24%
College-Educated
90%
High-School Grad
88.2 sq mi
ZIP Area
676
Density / Sq Mi
$77,129
Median Household Income
$41,240
Median Earnings
$1,180
Median Rent
$215,100
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?
Office building - Office property with private rooms, an open upper level, client parking, and covered rear parking.
Where is this office building located?
The property is located at 8115 Vincent Rd Denham Springs, LA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,569 property size; Six private offices and two bathrooms; Large open upstairs area for workstations, meetings, or storage
