Two-Suite Mixed-Use
For Sale
$399,000
108 Executive Dr, Lake Charles, LA 70611
Acadian-style building with a renovated suite and an existing dental-office configuration.
Property Size2,620 SF
Price / SF$152.29
Days on Market30
Property Features for 108 Executive Dr
General Information
Standard status
Active
Size
2,620 SF
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Buildings
1
Construction
Acadian-style
Tenancy
Multi
Listing Agency:
Bricks & Mortar- Real Estate
(337) 302-2111
Listed By:
Sophia Rasile · License #72357
Source:
Athomerealtyla
Added: Aug 2
Changed: Aug 30
Last Checked: Aug 30 at 8:22PM
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 Bricks & Mortar- Real Estate
Investment Insights
Based on property information with market context.
This 2,620-square-foot Acadian-style commercial building contains two separate suites measuring 1,500 square feet and 1,120 square feet. One suite is occupied by a dental practice and includes five exam rooms, a lobby, reception area, office, storage rooms, and a restroom. The other suite was recently renovated and is currently unoccupied, with an entry area, open flex space, two private offices, kitchen, and restroom.
The property is located at 108 Executive Dr in the Moss Bluff business district, a few feet from Sam Houston Jones Pkwy and near the intersection of Highway 171 and Sam Houston Jones Pkwy. Its configuration supports office, retail, and medical-oriented commercial use, subject to applicable requirements.
The property is located at 108 Executive Dr in the Moss Bluff business district, a few feet from Sam Houston Jones Pkwy and near the intersection of Highway 171 and Sam Houston Jones Pkwy. Its configuration supports office, retail, and medical-oriented commercial use, subject to applicable requirements.
Key Highlights
- 2,620‑square‑foot building with two separate commercial suites
- Suite sizes of 1,500 square feet and 1,120 square feet
- Dental‑office buildout includes 5 exam rooms, lobby, reception, office, storage rooms, and restroom
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
$34,663
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
8.69%
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%
$693,260
$693.3K
Cap Rate 7%
$495,186
$495.2K
Cap Rate 9%
$385,144
$385.1K
Market Conditions
NOI Build-Up for 2,620 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
$66.0K $25.20/SF
− Vacancy
−$8.3K −$3.15/SF
EGI
$57.8K $22.05/SF
− OpEx
−$23.1K −$8.82/SF
NOI
$34.7K $13.23/SF
Area
Calcasieu County, LA
Vacancy
12.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$693,260
Cap Rate 7%
$495,186
Cap Rate 9%
$385,144
Alternative Uses
Best Use
Healthcare Medical
$495.2K
$433.3K – $577.7K
NOI $34,663 @ 7.0% cap · market cap 8.69%
Second Best
Mixed Use
$328.4K
$287.4K – $383.2K
NOI $22,991 @ 7.0% cap · market cap 5.76%
Theoretical Best
Specialty Retail
$564.7K
$494.2K – $658.9K
NOI $39,532 @ 7.0% cap · market cap 9.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
Explore this area
Business Placement
Demographics for 70611, LA
22,457
Population
8,971
Households
2.5
Avg Household Size
37
Median Age
30%
College-Educated
91%
High-School Grad
81.7 sq mi
ZIP Area
275
Density / Sq Mi
$101,146
Median Household Income
$56,450
Median Earnings
$1,241
Median Rent
$249,400
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?
Mixed-use property - Acadian-style building with a renovated suite and an existing dental-office configuration.
Where is this mixed-use property located?
The property is located at 108 Executive Dr Lake Charles, LA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,620‑square‑foot building with two separate commercial suites; Suite sizes of 1,500 square feet and 1,120 square feet; Dental‑office buildout includes 5 exam rooms, lobby, reception, office, storage rooms, and restroom
