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    Hwy 44, Gonzales, LA 70737

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    3 acres on Hwy 44 near I-10 and residential construction.

    Type:Land
    Lot size:
    3.00 Acres
    Added:
    Sep 26, 2018
    Days on Market:
    2807
    Last Refresh:
    May 20 at 8:13 pm

    Property Features for Hwy 44

    General Information

    Standard status
    Active
    Lot size
    3.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Cade Bogan

    Listing agent Cade Bogan License #0995693088

    Listing office Beau Box Commercial Real Estate Baton Rouge

    Listing date Sep 26, 2018

    Source Crexi

    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 Beau Box Commercial Real Estate Baton Rouge

    HighLights

    • Located in a fast‑growing area of Ascension Parish, offering high potential for appreciation and business opportunities.
    • High traffic location: 400' of frontage on Highway 44, less than a mile south of Interstate 10.
    • Situated in the immediate vicinity of large residential developments: adjacent to Dr. Horton's Oak Lake Subdivision and directly across from Conway Plantation.
    • Surrounded by substantial residential developments: Oak Lake Subdivision (163 lots), Conway Plantation (950 residences), Riverton Subdivision (780 homes), and Pelican Point Golf & Country Club (989 lots).
    • Versatile site suitable for multiple uses, including medical office and retail.
    • 3 acres of land available for development.

    Overview

    This property features 3 acres of land with 400 feet of frontage on Highway 44, situated less than a mile south of Interstate 10. The location is in a rapidly growing area of Ascension Parish, specifically on Hwy 44, 0.8 miles south of I-10. It is in the immediate vicinity of large residential developments, adjacent to the Dr Horton residential development, where 163 residential lots are currently under construction in the Oak Lake Subdivision. Directly across the street is the Conway Plantation development, a mixed-use project that will consist of approximately 950 residences, with Phase 1 currently under development, including 122 residential lots. The site is suitable for a multitude of uses, including medical office and retail. Pelican Point Golf & Country Club, an 800-acre, 989-lot subdivision community, is located less than a mile south of the property. Additionally, the Riverton Subdivision, a 780-home development currently under construction, is located less than 3 miles southwest of the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Gonzales
    County
    Ascension
    State
    Louisiana
    Longitude
    -90.9219127
    Latitude
    30.1501154

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    FAQs

    What type of property is this?
    Commercial land - 3 acres on Hwy 44 near I-10 and residential construction.
    Where is this commercial land located?
    The property is located at Hwy 44 Gonzales, LA.
    What is the asking price?
    The asking price for this property is $2,000,000.
    What are key features of this property?
    This property features: Located in a fast‑growing area of Ascension Parish, offering high potential for appreciation and business opportunities.; High traffic location: **400' of frontage on Highway 44**, less than a mile south of Interstate 10.; Situated in the immediate vicinity of large residential developments: adjacent to Dr. Horton's Oak Lake Subdivision and directly across from Conway Plantation.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Cade Bogan
    Real Estate License ID: 0995693088
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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.

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