Restaurant Building with
For Sale
$225,000
925 S Pine Street, Vivian, LA 71082
Fresh paint, restaurant equipment, and an existing food-service setup support practical restaurant operations.
Property Size1,466 SF
Days on Market9
Property Features for 925 S Pine Street
General Information
Standard status
Active
Size
1,466 SF
Property subtype
Commercial
Zoning
store building, store/commercial
Additional Details
Equipment Included
Yes
Building Details
Building Size
1,466 SF
Year Built
2003
Units
1
Listing Agency:
Diamond Realty & Associates
(318) 455-8319
Listed By:
Krystal Womack · License #0995680736
(318) 455-8319
Source:
Vickiesteam
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 29 at 10:18AM
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 Diamond Realty & Associates
Investment Insights
Based on property information with market context.
Built in 2003, this restaurant-oriented commercial property includes an established food-service layout along with some restaurant equipment and fixtures included in the sale. The building has been recently cleaned and painted, providing a refreshed setting for continued restaurant use.
Located at 925 S Pine Street in Vivian, the property is surrounded by businesses and sits near North Caddo Medical Center, two schools, Wal-Mart, and other locally owned businesses. Additional parking is available; details are provided upon inquiry. The property is identified for store and commercial zoning.
Located at 925 S Pine Street in Vivian, the property is surrounded by businesses and sits near North Caddo Medical Center, two schools, Wal-Mart, and other locally owned businesses. Additional parking is available; details are provided upon inquiry. The property is identified for store and commercial zoning.
Key Highlights
- Restaurant setup and some equipment included in the sale
- Freshly painted and cleaned building
- Built in 2003
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
$20,305
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
9.02%
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%
$406,100
$406.1K
Cap Rate 7%
$290,071
$290.1K
Cap Rate 9%
$225,611
$225.6K
Market Conditions
NOI Build-Up for 1,466 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
$27.8K $18.96/SF
− Vacancy
−$723 −$0.49/SF
EGI
$27.1K $18.47/SF
− OpEx
−$6.8K −$4.62/SF
NOI
$20.3K $13.85/SF
Area
Caddo County, LA
Vacancy
2.60%
Lease Rate
$18.96 /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%
$406,100
Cap Rate 7%
$290,071
Cap Rate 9%
$225,611
Alternative Uses
Best Use
Specialty Retail
$290.1K
$253.8K – $338.4K
NOI $20,305 @ 7.0% cap · market cap 9.02%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
14k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 84%
Shops & Services 16%
SONIC Drive In
Dining
7,935 visits/mo
0.1 miles
SUBWAY
Dining
2,165 visits/mo
0.2 miles
Pizza Hut
Dining
1,569 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
1,553 visits/mo
0.2 miles
Claude Debeaux, Inc
Shops & Services
588 visits/mo
0.3 miles
Demographics for 71082, LA
4,395
Population
2,005
Households
2.2
Avg Household Size
43
Median Age
7%
College-Educated
87%
High-School Grad
78.5 sq mi
ZIP Area
56
Density / Sq Mi
$25,809
Median Household Income
$19,828
Median Earnings
$715
Median Rent
$59,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Fresh paint, restaurant equipment, and an existing food-service setup support practical restaurant operations.
Where is this conventional restaurant located?
The property is located at 925 S Pine Street Vivian, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Restaurant setup and some equipment included in the sale; Freshly painted and cleaned building; Built in 2003
