Commercial Storefront with Dual
For Sale
$269,000
822 S Main Street, Opelousas, LA 70570
COMMERCIAL - Opelousas, LA
Property Size2,949 SF
Lot Size0.44 Acres
Price / SF$91.22
Days on Market138
Property Features for 822 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMMERCIAL
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Parking
9
Parking features
Parking Lot
Security features
Security System
Exterior features
Outside Storage
Lot features
Level
Directions
Take exit 18 for Creswell Lane. Turn left onto Creswell Lane. Turn right onto S Union St. In .5 miles turn left onto E Madison St. In 250 feet turn left onto S Main St. Destination will be on your right.
Subdivision
L2
Standard status
Active
APN
0103408500
Size
2,949 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Description
1 LOT N PERRAULT S JEFFERSON ST E MAIN ST W PERRAULT FRONTING 97.12' ON MAIN ST 985022 (E-43-426) (LOT 6 BLK 8 S MAIN ST -
Legal Description
1 LOT N PERRAULT S JEFFERSON ST E MAIN ST W PERRAULT FRONTING 97.12' ON MAIN ST 985022 (E-43-426) (LOT 6 BLK 8 S MAIN ST -
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Floors in Building
1
Flooring type
Wood, Carpet - Full
Roof type
Composition
Additional Structures
Storage
Listing Agency:
RE/MAX Excellence
(337) 678-3663
Listed By:
Toni L Effingger · License #0995680712
(337) 793-5738
Added: Apr 24
Changed: Aug 4
Last Checked: Sep 8 at 12:06PM
MLS# 2600003590
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 2,949-square-foot commercial storefront occupies a 0.44-acre site in Opelousas. The building includes wood and fully carpeted flooring, three bathrooms, outside storage, and a parking lot. Central heating, natural-gas service, central air, and ceiling fans support the interior, while public water serves the property. A composition roof, updated hot water tank, and air-conditioning system installed two years ago are among the noted building improvements.
The property is positioned at 822 S Main Street, with driveway access from Main Street and an exit onto Jefferson Street. It is located across from Benny's Superette at the intersection of Main and Jefferson. Commercial zoning and the dual-street access provide a clear physical setup for a range of storefront operations, subject to applicable use requirements.
The property is positioned at 822 S Main Street, with driveway access from Main Street and an exit onto Jefferson Street. It is located across from Benny's Superette at the intersection of Main and Jefferson. Commercial zoning and the dual-street access provide a clear physical setup for a range of storefront operations, subject to applicable use requirements.
Key Highlights
- 2,949 SF commercial storefront on a 0.44‑acre site
- Driveway entry from Main Street with exit access onto Jefferson Street
- Commercial zoning at the Main and Jefferson intersection
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 - Commercially zoned storefront with parking, updated building systems, and entrances connecting Main Street and Jefferson Street.
Where is this storefront property located?
The property is located at 822 S Main Street 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: 2,949 SF commercial storefront on a 0.44‑acre site; Driveway entry from Main Street with exit access onto Jefferson Street; Commercial zoning at the Main and Jefferson intersection
