Flexible Professional Office
For Sale
$389,000
Pending
7343 Hwy 182 E, Morgan City, LA 70380
Commercial Sale, Morgan City, LA
Property Size2,400 SF
Lot Size0.30 Acres
Days on Market140
Property Features for 7343 Hwy 182 E
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Security features
Security System
Exterior features
Door Sign
Subdivision
Ward Eleven
Directions
From top of Atchafaylaya Bridge, head into Morgan City; take exit 175B; merge onto LA-182 E/US-90 BUS E; pass by McDonald's (on the left); turn left into the Allstate Building parking lot.
Standard status
Pending
APN
3254341312.00
Size
2,400 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
LOT POR NO 6 JOSEPH FINKELSTEIN ET AL BEING POR TRACT ABCDA PER PLAT 23K 187373
Legal Description
LOT POR NO 6 JOSEPH FINKELSTEIN ET AL BEING POR TRACT ABCDA PER PLAT 23K 187373
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Wood, Tile - Ceramic
Roof type
Metal
Listing Agency:
Arceneaux Real Estate, LLC
(337) 322-8300
Listed By:
Paul Arceneaux · License #995719154
(337) 322-8300
Added: Apr 6
Changed: Aug 22
Last Checked: Aug 23 at 12:06AM
MLS# 2600002839
Copyright © 2026 Realtor Association of Acadiana. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,400-square-foot professional office building occupies 0.3 acres and is configured with 6 private offices and 3 bathrooms. Interior partitions can be relocated, allowing the floor plan to adapt to changing operational needs. The property has a brick exterior, covered front entry, wood and ceramic tile flooring, central heating and cooling, a metal roof, and public water service. A door sign is included, and on-site parking serves the building.
The property fronts Hwy 182 E in Morgan City, along a commercial corridor with established businesses and reported traffic of 10,000 vehicles per day. Commercial zoning supports its office use, while the existing configuration offers a practical fit for an owner-occupant or investor seeking an adaptable office asset.
The property fronts Hwy 182 E in Morgan City, along a commercial corridor with established businesses and reported traffic of 10,000 vehicles per day. Commercial zoning supports its office use, while the existing configuration offers a practical fit for an owner-occupant or investor seeking an adaptable office asset.
Key Highlights
- 2,400‑square‑foot office building on a 0.3‑acre parcel
- 6 private offices and 3 bathrooms
- Movable interior walls allow floor plan changes
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
$20,741
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
5.33%
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%
$414,820
$414.8K
Cap Rate 7%
$296,300
$296.3K
Cap Rate 9%
$230,456
$230.5K
Market Conditions
NOI Build-Up for 2,400 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
$33.1K $13.80/SF
− Vacancy
−$5.5K −$2.28/SF
EGI
$27.7K $11.52/SF
− OpEx
−$6.9K −$2.88/SF
NOI
$20.7K $8.64/SF
Area
St. Mary County, LA
Vacancy
16.50%
Lease Rate
$13.80 /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%
$414,820
Cap Rate 7%
$296,300
Cap Rate 9%
$230,456
Alternative Uses
Best Use
Office B
$296.3K
$259.3K – $345.7K
NOI $20,741 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$409.5K
$358.3K – $477.7K
NOI $28,664 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
475
Businesses Nearby
Explore this area
Business Placement
Demographics for 70380, LA
21,079
Population
9,739
Households
2.2
Avg Household Size
40
Median Age
13%
College-Educated
77%
High-School Grad
77.7 sq mi
ZIP Area
271
Density / Sq Mi
$54,504
Median Household Income
$40,731
Median Earnings
$876
Median Rent
$138,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Commercially zoned office property with private rooms, covered entry, and on-site parking along a primary business corridor.
Where is this office building located?
The property is located at 7343 Hwy 182 E Morgan City, LA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: 2,400‑square‑foot office building on a 0.3‑acre parcel; 6 private offices and 3 bathrooms; Movable interior walls allow floor plan changes
