Corner Storefront With Driveway
For Sale
$269,000
822 S Main St, Opelousas, LA 70570
Updated building systems and separate entry and exit points support flexible storefront operations.
Property Size2,949 SF
Price / SF$91.22
Days on Market119
Property Features for 822 S Main St
General Information
Standard status
Active
Size
2,949 SF
Site & Location
Corner Location
Yes
Road Access
Yes
Listing Agency:
RE/MAX Excellence
(337) 793-5738
Listed By:
Toni L Effingger · License #0995680712
(337) 793-5738
Source:
Exprealty
Added: Apr 24
Changed: Aug 17
Last Checked: Aug 19 at 12:46PM
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 RE/MAX Excellence
Investment Insights
Based on property information with market context.
This storefront property at 822 S Main St in Opelousas, LA, occupies the corner of Main and Jefferson streets. The building includes a showroom and additional office space, offering a configuration that can accommodate customer-facing operations alongside administrative or support functions.
Vehicle access is arranged with an entrance from Main Street and an exit onto Jefferson Street. The property is positioned across from Benny's Superette. Recent improvements include a new roof, a new hot water tank, and an A/C system that is two years old, providing updated core building components for a future occupant.
Vehicle access is arranged with an entrance from Main Street and an exit onto Jefferson Street. The property is positioned across from Benny's Superette. Recent improvements include a new roof, a new hot water tank, and an A/C system that is two years old, providing updated core building components for a future occupant.
Key Highlights
- Corner position at Main and Jefferson streets
- Showroom plus additional office space
- Driveway entry from Main Street and exit onto Jefferson Street
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
$20,511
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
7.62%
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%
$410,220
$410.2K
Cap Rate 7%
$293,014
$293.0K
Cap Rate 9%
$227,900
$227.9K
Market Conditions
NOI Build-Up for 2,949 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
$31.8K $10.80/SF
− Vacancy
−$2.5K −$0.86/SF
EGI
$29.3K $9.94/SF
− OpEx
−$8.8K −$2.98/SF
NOI
$20.5K $6.96/SF
Area
St. Landry County, LA
Vacancy
8.00%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
30.00%
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%
$410,220
Cap Rate 7%
$293,014
Cap Rate 9%
$227,900
Alternative Uses
Best Use
Retail
$293.0K
$256.4K – $341.9K
NOI $20,511 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$444.9K
$389.3K – $519.0K
NOI $31,141 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
656
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- MOSS Floral & Garden — 133 W Landry St, Opelousas, LA 70570
Frequently Asked Questions
What type of property is this?
Storefront property - Updated building systems and separate entry and exit points support flexible storefront operations.
Where is this storefront property located?
The property is located at 822 S Main St Opelousas, LA.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Corner position at Main and Jefferson streets; Showroom plus additional office space; Driveway entry from Main Street and exit onto Jefferson Street
