Leased Industrial Investment
For Sale
Contact for pricing
3245 Stage Coach Rd, Keithville, LA 71047
Two office warehouses for sale, fully leased with income.
Property Size43,084 SF
Lot Size5.15 Acres
Price / SF$58.03
Days on Market1879
Property Features for 3245 Stage Coach Rd
General Information
Standard status
Active
Size
43,084 SF
Lot size
5.15 Acres
Property subtype
Industrial
Zoning
Industrial
Occupancy
100%
Lease Type
NN
Investment Type
Stabilized
Net Operating Income
$207,500
Building Details
Year Built
2010
Year Renovated
2023
Buildings
2
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Walker-Alley & Associates LLC
(318) 222-2022
Listed By:
Chris Stokes · License #LA BROK.995717623-ASA
Source:
Crexi
Added: Jul 2, 2021
Changed: Aug 8
Last Checked: Aug 23 at 2:56AM
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 Walker-Alley & Associates LLC
Investment Insights
Based on property information with market context.
Two office warehouses situated on 5.1 acres in Southwest Shreveport are available for purchase. The property, fully leased, offers a net operating income of $91,000.00, projected to increase to $207,500.00 in 2026. The property consists of two buildings. Building A has 35,584 square feet and is leased. The lease was renewed for 3 years starting December 1, 2023. Building B, located at the rear of the property, is leased under a 5-year agreement that began July 1, 2022. Building A features 1200 AMP 480V 3-phase electrical power, 105 tons of HVAC in the warehouse, and 10 tons of HVAC in the offices. It is equipped with multiple JIB cranes, including one 10-ton, one 5-ton, and two 2-ton cranes. The building has a 20-foot eave height and a 25-foot ridge line. Additional features include a paint booth, Goff Masterblast system, two test bays, a wash bay, five overhead doors, and one dock-high door. The office area comprises thirteen offices, a reception area, storage rooms, a breakroom, and three sets of bathrooms. Building B includes two large offices, two bathrooms, and one ground-level door. The property is located just east of Hwy. 171 (Mansfield Road), offering excellent ingress and egress.
Key Highlights
- Significant increase in Net Operating Income (NOI) from $91,000 (2025) to $207,500 (2026) with new Jaguar lease.
- Owner financing available for qualified buyers.
- Fully leased investment property with two office warehouse buildings.
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
$162,247
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
6.49%
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%
$3,244,940
$3.2M
Cap Rate 7%
$2,317,814
$2.3M
Cap Rate 9%
$1,802,744
$1.8M
Market Conditions
NOI Build-Up for 43,084 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
$206.8K $4.80/SF
− Vacancy
−$15.9K −$0.37/SF
EGI
$190.9K $4.43/SF
− OpEx
−$28.6K −$0.66/SF
NOI
$162.2K $3.77/SF
Area
Caddo County, LA
Vacancy
7.70%
Lease Rate
$4.80 /SF/Yr
Expense Ratio
15.00%
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%
$3,244,940
Cap Rate 7%
$2,317,814
Cap Rate 9%
$1,802,744
Alternative Uses
Best Use
Office B
$5.01M
$4.39M – $5.85M
NOI $350,818 @ 7.0% cap · market cap 14.03%
Second Best
Warehouse
$2.32M
$2.03M – $2.70M
NOI $162,247 @ 7.0% cap · market cap 6.49%
Theoretical Best
Specialty Retail
$8.52M
$7.46M – $9.95M
NOI $596,725 @ 7.0% cap · market cap 23.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 71047, LA
10,698
Population
4,578
Households
2.3
Avg Household Size
44
Median Age
17%
College-Educated
84%
High-School Grad
109.0 sq mi
ZIP Area
98
Density / Sq Mi
$57,359
Median Household Income
$36,323
Median Earnings
$1,019
Median Rent
$141,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Southern Hills Self Storage/ Trailor Park — 9973 Mansfield Rd, Keithville, LA 71047
- Southern Hills Self-Storage — 9973 Mansfield Rd, Shreveport, LA 71118
Frequently Asked Questions
What type of property is this?
Warehouse - Two office warehouses for sale, fully leased with income.
Where is this warehouse located?
The property is located at 3245 Stage Coach Rd Keithville, LA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Significant increase in Net Operating Income (NOI) from $91,000 (2025) to $207,500 (2026) with new Jaguar lease.; Owner financing available for qualified buyers.; Fully leased investment property with two office warehouse buildings.
