Mixed-Use Building with Two
New
For Sale
$209,000
820 Main Street, Franklin, LA 70538
Commercial Sale, Franklin, LA
Property Size2,000 SF
Lot Size0.40 Acres
Price / SF$104.50
Days on Market3
Property Features for 820 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Historical Dist
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
20
Parking features
Off Street, On Street, Parking Lot
Exterior features
Partially Fenced, Outside Storage, Pole Sign, Storage Building
Fencing
Partial
Subdivision
Ward Twelve Non-Subdivision
Lot features
Additional Land Avail, Level, Sloping, Views, Water Frontage
Directions
From Hwy 90E take Northwest Blvd exit, left on Northwest Blvd, follow until you get to Main St, take a right, property will be on your left approximately 1.6 miles.
Standard status
Active
APN
2264701087.00 / 2264701086.00
Size
2,000 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Description
LOT TRACT ABCDEFA PER MAP 8Z 91867 BD CAPRITO - TECHE DR - KIHNEL - MAIN ST ACQ 22W 184372
Legal Description
LOT TRACT ABCDEFA PER MAP 8Z 91867 BD CAPRITO - TECHE DR - KIHNEL - MAIN ST ACQ 22W 184372
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Tile, Vinyl
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Compass · ERA Real Estate
(337) 233-9700
Listed By:
Allen G Dugas · License #0995701718
(337) 356-1943
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 25 at 1:06AM
MLS# 2600008949
Copyright © 2026 Realtor Association of Acadiana. 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 2,000-square-foot mixed-use property on Main Street in Franklin is configured as two separate 1,000-square-foot office or retail suites. Each space has its own electric meter, HVAC unit, and restroom, allowing the suites to function independently. One suite is occupied by a hair salon, while the other is vacant. The building has solid cinder-block construction, updated plumbing, and a new pitched metal roof. Existing office furniture may remain with the sale.
Exterior features include a gravel parking area, partial fencing, a pole sign, and an included storage building. The property is near Bayou Teche and carries Historical Dist zoning. An additional lot with Main Street frontage is also available for parking, expansion, development, or future investment.
Exterior features include a gravel parking area, partial fencing, a pole sign, and an included storage building. The property is near Bayou Teche and carries Historical Dist zoning. An additional lot with Main Street frontage is also available for parking, expansion, development, or future investment.
Key Highlights
- 2,000 square feet divided into two separate 1,000‑square‑foot suites
- Each suite has its own electric meter, HVAC unit, and restroom
- One suite is occupied by a hair salon; the second 1,000‑square‑foot space is vacant
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
$17,285
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
8.27%
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%
$345,700
$345.7K
Cap Rate 7%
$246,929
$246.9K
Cap Rate 9%
$192,056
$192.1K
Market Conditions
NOI Build-Up for 2,000 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
$27.6K $13.80/SF
− Vacancy
−$4.6K −$2.28/SF
EGI
$23.0K $11.52/SF
− OpEx
−$5.8K −$2.88/SF
NOI
$17.3K $8.64/SF
Area
St. Mary County, LA
Vacancy
16.50%
Lease Rate
$13.80 /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%
$345,700
Cap Rate 7%
$246,929
Cap Rate 9%
$192,056
Alternative Uses
Best Use
Office B
$246.9K
$216.1K – $288.1K
NOI $17,285 @ 7.0% cap · market cap 8.27%
Second Best
Retail
$209.1K
$182.9K – $243.9K
NOI $14,635 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$341.2K
$298.6K – $398.1K
NOI $23,887 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
50%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
346
Businesses Nearby
Explore this area
Business Placement
Demographics for 70538, LA
12,604
Population
6,428
Households
2
Avg Household Size
42
Median Age
14%
College-Educated
85%
High-School Grad
229.9 sq mi
ZIP Area
55
Density / Sq Mi
$55,662
Median Household Income
$36,436
Median Earnings
$860
Median Rent
$109,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two independently metered suites offer separate HVAC, restrooms, and flexible occupancy options.
Where is this mixed-use property located?
The property is located at 820 Main Street Franklin, LA.
What is the asking price?
The asking price for this property is $209,000.
What are key features of this property?
This property features: 2,000 square feet divided into two separate 1,000‑square‑foot suites; Each suite has its own electric meter, HVAC unit, and restroom; One suite is occupied by a hair salon; the second 1,000‑square‑foot space is vacant
