Flex Space with Fenced
For Sale
$300,000
G-1803 Mills Hwy, Breaux Bridge, LA 70517
Industrial facility combining warehouse, climate-controlled, office, and secured outdoor storage areas.
Property Size5,200 SF
Lot Size1.33 Acres
Price / SF$57.69
Days on Market35
Property Features for G-1803 Mills Hwy
General Information
Standard status
Active
Size
5,200 SF
Lot size
1.33 Acres
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
4,000 SF
Office Build-Out
1,200 SF
Drive-In Doors
3
Three-Phase Power
Yes
Listing Agency:
HUNCO Real Estate
(337) 344-7173
Listed By:
William G Raines · License #LA-995684992
(337) 344-7173
Source:
Exprealty
Added: Jul 20
Changed: Aug 21
Last Checked: Aug 22 at 11:40AM
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 HUNCO Real Estate
Investment Insights
Based on property information with market context.
This flex-space property spans approximately 5,200 square feet on 1.33 acres, with a functional blend of industrial, office, and outdoor storage components. Approximately 4,000 SF is configured for shop and warehouse use, including three 14-foot roll-up doors and 3-phase power. About 1,000 SF provides climate-controlled space, while the approximately 1,200 SF office area includes three private offices, one restroom, and a conference room/breakroom.
The fully fenced, stabilized yard provides space for equipment, vehicles, and materials. The facility is positioned just minutes from Interstate 10, supporting access to major transportation corridors and the surrounding market. The configuration is identified as suitable for oilfield service, construction, fabrication, distribution, equipment service, and other industrial operations.
The fully fenced, stabilized yard provides space for equipment, vehicles, and materials. The facility is positioned just minutes from Interstate 10, supporting access to major transportation corridors and the surrounding market. The configuration is identified as suitable for oilfield service, construction, fabrication, distribution, equipment service, and other industrial operations.
Key Highlights
- Approximately 5,200 square feet on 1.33 acres
- Approximately 4,000 SF of shop and warehouse space
- Three 14‑foot roll‑up doors and 3‑phase power
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
$26,547
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
8.85%
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%
$530,940
$530.9K
Cap Rate 7%
$379,243
$379.2K
Cap Rate 9%
$294,967
$295.0K
Market Conditions
NOI Build-Up for 5,200 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
$40.6K $7.80/SF
− Vacancy
−$2.6K −$0.51/SF
EGI
$37.9K $7.29/SF
− OpEx
−$11.4K −$2.19/SF
NOI
$26.5K $5.11/SF
Area
St. Martin County, LA
Vacancy
6.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
30.00%
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%
$530,940
Cap Rate 7%
$379,243
Cap Rate 9%
$294,967
Alternative Uses
Best Use
Office B
$852.4K
$745.9K – $994.5K
NOI $59,670 @ 7.0% cap · market cap 19.89%
Second Best
Flex RnD
$484.4K
$423.9K – $565.1K
NOI $33,908 @ 7.0% cap · market cap 11.30%
Theoretical Best
Office A
$1.14M
$999.2K – $1.33M
NOI $79,934 @ 7.0% cap · market cap 26.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70517, LA
26,434
Population
11,884
Households
2.2
Avg Household Size
39
Median Age
15%
College-Educated
81%
High-School Grad
168.7 sq mi
ZIP Area
157
Density / Sq Mi
$58,342
Median Household Income
$40,119
Median Earnings
$938
Median Rent
$151,600
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?
Flex space - Industrial facility combining warehouse, climate-controlled, office, and secured outdoor storage areas.
Where is this flex space located?
The property is located at G-1803 Mills Hwy Breaux Bridge, LA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Approximately 5,200 square feet on 1.33 acres; Approximately 4,000 SF of shop and warehouse space; Three 14‑foot roll‑up doors and 3‑phase power
