Downtown Lake Charles Commercial
For Sale
$325,000
1640 Ryan Street, Lake Charles, LA 70601
Commercial building in downtown Lake Charles, suitable for various businesses.
Property Size1,950 SF
Price / SF$166.67
Days on Market273
Property Features for 1640 Ryan Street
General Information
Standard status
Active
Size
1,950 SF
Class
C
Property subtype
Office/Retail Building
Building Details
Building Size
1,950 SF
Listing Agency:
(337) 304-1341
Listed By:
Andrew Vanchiere, CCIM, SIOR
(337) 304-1341
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Aug 18
Last Checked: Aug 21 at 4:54AM
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 Andrew Vanchiere, CCIM, SIOR
Investment Insights
Based on property information with market context.
This commercial building, with approximately 1,950 square feet of space, is located on the northwest corner of East and Ryan Streets in downtown Lake Charles. The property is currently utilized as an art gallery and framing business. The building features a charming interior and exterior façade and is zoned "Business" (Municipal).
Key Highlights
- Located in Downtown Lake Charles
- ±1,950 SF Commercial Building
- Currently Utilized as an Art Gallery & Framing Business
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
$17,207
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
5.29%
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%
$344,140
$344.1K
Cap Rate 7%
$245,814
$245.8K
Cap Rate 9%
$191,189
$191.2K
Market Conditions
NOI Build-Up for 1,950 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
$25.7K $13.20/SF
− Vacancy
−$1.2K −$0.59/SF
EGI
$24.6K $12.61/SF
− OpEx
−$7.4K −$3.78/SF
NOI
$17.2K $8.82/SF
Area
Calcasieu County, LA
Vacancy
4.50%
Lease Rate
$13.20 /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%
$344,140
Cap Rate 7%
$245,814
Cap Rate 9%
$191,189
Alternative Uses
Best Use
Retail
$245.8K
$215.1K – $286.8K
NOI $17,207 @ 7.0% cap · market cap 5.29%
Second Best
Office B
$244.4K
$213.9K – $285.2K
NOI $17,111 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$420.3K
$367.8K – $490.4K
NOI $29,423 @ 7.0% cap · market cap 9.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,304
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70601, LA
34,571
Population
16,811
Households
2.1
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
16.1 sq mi
ZIP Area
2,147
Density / Sq Mi
$49,545
Median Household Income
$34,044
Median Earnings
$938
Median Rent
$164,300
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.
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Frequently Asked Questions
What type of property is this?
Showroom - Commercial building in downtown Lake Charles, suitable for various businesses.
Where is this showroom located?
The property is located at 1640 Ryan Street Lake Charles, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Located in Downtown Lake Charles; ±1,950 SF Commercial Building; Currently Utilized as an Art Gallery & Framing Business
