Fenced Flex Property with
For Sale
$4,990,000
8509 Egan Highway, Crowley, LA 70526
Commercial Sale, Crowley, LA
Property Size18,430 SF
Lot Size3.61 Acres
Price / SF$270.75
Days on Market147
Property Features for 8509 Egan Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Covered
Exterior features
Fully Fenced, OH Door 10 - 15 Ft, Outside Storage, Storage Building
Fencing
Full
Lot features
Easements, Level
Directions
I-10 to Crowley Eunice Exit, Exit North to Service Rd.Pass Waffle House then continue over RR Tracks, Property on right( North side of I-10)
Subdivision
A1
Standard status
Active
APN
0200181860
Size
18,430 SF
Lot size
3.61 Acres
Taxes and HOA fees
Tax Description
3.06 AC SEC 44 T9-1E (3 COMM LOTS) (LOT) (IMP) (MH7/1800) (COMM IMP) (E+/4758) ACQ: ROLAND ROJAS #562482 U48-923; #493766 A41-399 ACADIA PART #15NOTE: GEONET & VERIZON WIRELESS HAS A TOWER ON THIS PROPERTY. (8537 EGAN HWY)
Legal Description
3.06 AC SEC 44 T9-1E (3 COMM LOTS) (LOT) (IMP) (MH7/1800) (COMM IMP) (E+/4758) ACQ: ROLAND ROJAS #562482 U48-923; #493766 A41-399 ACADIA PART #15NOTE: GEONET & VERIZON WIRELESS HAS A TOWER ON THIS PROPERTY. (8537 EGAN HWY)
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Private, Public
Building Details
Roof type
Metal
Additional Structures
Storage
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Christopher Chiasson · License #995718543
(337) 458-1706
Added: May 5
Changed: Sep 12
Last Checked: Sep 28 at 11:06AM
MLS# 2600003979
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 3.61-acre flex property combines 18,430 square feet of improvements with a renovated office building, warehouse, and attached apartment. The office layout includes a lobby, five private offices, a restroom, and storage with an upstairs area. The warehouse adds a separate office, bathroom, and a 10–15-foot overhead door. A fully updated three-bedroom, two-bath apartment is connected to the other improvements beneath a continuous roofline. A large covered overhang provides additional enclosed outdoor area, while fencing and gated access secure the majority of the acreage.
The property is located at 8509 Egan Highway in Crowley, along I-10 between Exits 80 and 76. Approximately 580 feet of interstate frontage provides direct corridor exposure, with an estimated 65,000 vehicles passing daily. The site is in Flood Zone X and includes a newly installed water well. Water sources include private and public service, while wastewater is supported by a septic tank and private sewer. Service road development is planned in the surrounding commercial corridor.
The property is located at 8509 Egan Highway in Crowley, along I-10 between Exits 80 and 76. Approximately 580 feet of interstate frontage provides direct corridor exposure, with an estimated 65,000 vehicles passing daily. The site is in Flood Zone X and includes a newly installed water well. Water sources include private and public service, while wastewater is supported by a septic tank and private sewer. Service road development is planned in the surrounding commercial corridor.
Key Highlights
- 3.61‑acre commercial site with 18,430 square feet of improvements
- Approximately 580 feet of frontage along I‑10 between Exits 80 and 76
- Estimated exposure to 65,000 vehicles per day
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
$214,470
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
4.30%
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%
$4,289,400
$4.3M
Cap Rate 7%
$3,063,857
$3.1M
Cap Rate 9%
$2,383,000
$2.4M
Market Conditions
NOI Build-Up for 18,430 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
$331.7K $18.00/SF
− Vacancy
−$45.8K −$2.48/SF
EGI
$286.0K $15.52/SF
− OpEx
−$71.5K −$3.88/SF
NOI
$214.5K $11.64/SF
Area
Acadia County, LA
Vacancy
13.80%
Lease Rate
$18.00 /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%
$4,289,400
Cap Rate 7%
$3,063,857
Cap Rate 9%
$2,383,000
Alternative Uses
Best Use
Office B
$3.06M
$2.68M – $3.57M
NOI $214,470 @ 7.0% cap · market cap 4.30%
Second Best
Warehouse
$1.51M
$1.32M – $1.76M
NOI $105,588 @ 7.0% cap · market cap 2.12%
Theoretical Best
Office A
$4.36M
$3.81M – $5.08M
NOI $305,024 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70526, LA
17,333
Population
8,500
Households
2
Avg Household Size
40
Median Age
18%
College-Educated
77%
High-School Grad
126.0 sq mi
ZIP Area
138
Density / Sq Mi
$37,689
Median Household Income
$30,184
Median Earnings
$603
Median Rent
$152,000
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Includes renovated offices, a warehouse, and an attached three-bedroom apartment.
Where is this flex space located?
The property is located at 8509 Egan Highway Crowley, LA.
What is the asking price?
The asking price for this property is $4,990,000.
What are key features of this property?
This property features: 3.61‑acre commercial site with 18,430 square feet of improvements; Approximately 580 feet of frontage along I‑10 between Exits 80 and 76; Estimated exposure to 65,000 vehicles per day
