0.72 Acre Lot on
For Sale
Contact for pricing
1102 Pierremont Rd, Shreveport, LA 71106
0.72 acre lot with frontage on Pierremont Road.
Property Size2,500 SF
Lot Size0.72 Acres
Price / SF$128
Days on Market1169
Property Features for 1102 Pierremont Rd
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.72 Acres
Property subtype
Mixed Use, Office, Retail, Special Purpose
Zoning
R-1-7
Listing Agency:
Walker-Alley & Associates LLC
Listed By:
Mitch Busada · License #LA SALE.0995680290-ACT
(318) 222-2022
Source:
Crexi
Added: Jun 23, 2023
Changed: Aug 27
Last Checked: Aug 31 at 5:01AM
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.
The property is a 0.72 acre lot located on the north side of Pierremont Road, featuring 140 feet of frontage on Pierremont Road and a depth of 227 feet. Currently zoned residential (R-1-7), it is one of only two remaining residential properties on Pierremont between I-49 and Line Avenue, within a corridor that includes properties with C-1 and C-2 zoning. The site includes a 2,500 square foot home suitable for conversion at the front of the property. The rear of the property contains an approximately 0.4-acre backyard with an approximately 1,000 square foot shop and a 700 square foot concrete pad, accessible via a driveway from Pierremont Road. All measurements are approximate.
Key Highlights
- Potential for commercial rezoning (C‑1 or C‑2).
- Large 0.72‑acre lot with 140 feet of frontage on Pierremont Road.
- Existing 2,500 sq ft home suitable for conversion or renovation.
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
$28,350
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
8.86%
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%
$567,000
$567.0K
Cap Rate 7%
$405,000
$405.0K
Cap Rate 9%
$315,000
$315.0K
Market Conditions
NOI Build-Up for 2,500 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
$45.0K $18.00/SF
− Vacancy
−$7.2K −$2.88/SF
EGI
$37.8K $15.12/SF
− OpEx
−$9.5K −$3.78/SF
NOI
$28.4K $11.34/SF
Area
Shreveport, LA
Vacancy
16.00%
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%
$567,000
Cap Rate 7%
$405,000
Cap Rate 9%
$315,000
Alternative Uses
Best Use
Office B
$405.0K
$354.4K – $472.5K
NOI $28,350 @ 7.0% cap · market cap 8.86%
Second Best
Mixed Use
$385.7K
$337.5K – $450.0K
NOI $27,000 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$527.7K
$461.7K – $615.6K
NOI $36,936 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 71106, LA
34,906
Population
15,415
Households
2.3
Avg Household Size
40
Median Age
42%
College-Educated
89%
High-School Grad
33.2 sq mi
ZIP Area
1,051
Density / Sq Mi
$77,724
Median Household Income
$48,949
Median Earnings
$890
Median Rent
$310,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - 0.72 acre lot with frontage on Pierremont Road.
Where is this commercial land located?
The property is located at 1102 Pierremont Rd Shreveport, LA.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Potential for commercial rezoning (C‑1 or C‑2).; Large 0.72‑acre lot with **140 feet of frontage on Pierremont Road**.; Existing 2,500 sq ft home suitable for conversion or renovation.
