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    15494 Us-171 Ragley, LA 70657

    Sponsored
    For Sale
    $1,358,823

    Family Dollar & Dollar Tree Combo Store

    Property size:
    10,500 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    406
    This exceptional investment opportunity presents a brand-new, 10,500-square-foot Family Dollar and Dollar Tree combination store in Ragley, Louisiana. Built in 2024, the property sits on a 1.94-acre lot at the northwest corner of Hoffpauir and US Highway 171. The single-tenant, fee-simple property boasts a 10-year net lease (NN+) with a remaining term of 9.2 years, commencing January 17, 2024, and expiring January 31, 2034. The lease includes five, 5-year renewal options. The property enjoys 100% occupancy and generates a strong net operating income (NOI) of $115,500, resulting in an attractive 8.5% cap rate. The asking price is $1,358,823.53, translating to $129.41 per square foot. Located 23 miles north of Lake Charles, this strategically positioned store benefits from a convenient location and serves a population of approximately 4,300 in Ragley and 36,570 in Beauregard Parish. Family Dollar corporate has confirmed this location is not on any announced closure list. This is a rare opportunity to acquire a high-performing, newly constructed retail property with a long-term lease and significant upside potential. The property is offered individually, or as part of a larger portfolio including similar properties in Wisner and Leesville, Louisiana.

    Property Features for 15494 Us-171

    General Information

    Property type
    Individual retail properties
    Square Feet
    10,500 SF
    Lot Size
    84,506 SF

    Building Details

    Year Built
    2024
    Buildings
    1
    Units
    1

    We can help!

    Listing Contact
    Bill Behr
    Bill Behr

    Learn more

    HighLights

    • Price reduced to $1,358,823.53, offering an 8.5% cap rate.
    • 2024 ground‑up construction.
    • Confirmed by Family Dollar corporate: this location is not slated for closure.
    • Family Dollar/Dollar Tree combination store; sales average 20% higher than single‑brand Family Dollar stores.
    • New 10‑year lease commencing January 2024.
    • Double net lease; minimal landlord responsibilities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Map

    City
    Ragley
    County
    Beauregard Parish
    State
    Louisiana
    Longitude
    -93.2335778
    Latitude
    30.4834402

    FAQs

    What type of property is this?
    Individual retail property - Family Dollar & Dollar Tree Combo Store
    Where is this individual retail property located?
    The property is located at 15494 Us-171 Ragley, LA.
    What is the asking price?
    The asking price for this property is $1,358,823.
    What are key features of this property?
    This property features: Price reduced to $1,358,823.53, offering an 8.5% cap rate.; 2024 ground-up construction.; Confirmed by Family Dollar corporate: this location is not slated for closure.
    Request Owner's contact information
    15494 Us-171 Ragley, LA 70657
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    Ragley, LA 70657
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    15494 Us-171 Ragley, LA 70657
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    We can help!
    Listing Contact
    Bill Behr
    Bill Behr
    Real Estate License ID: TX 351049
    Learn more
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