Versatile Office/Flex Building
For Sale
Contact for pricing
1180 E McNeese St, Lake Charles, LA 70607
Office/flex building near McNeese State University and Chennault Airport.
Property Size6,000 SF
Lot Size0.72 Acres
Price / SF$200
Days on Market184
Property Features for 1180 E McNeese St
General Information
Standard status
Active
Size
6,000 SF
Class
B
Lot size
0.72 Acres
Property subtype
Office
Building Details
Tenancy
Multi
Listing Agency:
NAI Rampart
Listed By:
Joel Davidson, CCIM · License #LA SALE.0995688859-ACT
Source:
Crexi
Added: Feb 9
Changed: Aug 8
Last Checked: Aug 11 at 2:11PM
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 NAI Rampart
Investment Insights
Based on property information with market context.
Located minutes from McNeese State University, Chennault International Airport, and the Port/Ship Channel employment hub in Lake Charles, LA, this office/flex building offers a versatile space suitable for various business uses. The building encompasses approximately 6,000 square feet and is situated on approximately 0.72 acres. This property is ideal for professional services, medical offices, creative studios, light operations, and training centers. The property's location provides convenient access to I-210, facilitating connections for customers and employees. The property offers the potential for multi-suite configurations to accommodate a range of businesses.
Key Highlights
- Prime location near McNeese State University, Chennault International Airport, and the Port/Ship Channel employment hub.
- Versatile ±6,000 SF office/flex building suitable for various business types.
- Potential for multi‑suite configurations to accommodate a range of businesses.
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
$81,806
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
6.82%
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%
$1,636,120
$1.6M
Cap Rate 7%
$1,168,657
$1.2M
Cap Rate 9%
$908,956
$909.0K
Market Conditions
NOI Build-Up for 6,000 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
$136.8K $22.80/SF
− Vacancy
−$10.9K −$1.82/SF
EGI
$125.9K $20.98/SF
− OpEx
−$44.0K −$7.34/SF
NOI
$81.8K $13.63/SF
Area
Calcasieu County, LA
Vacancy
8.00%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
35.00%
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%
$1,636,120
Cap Rate 7%
$1,168,657
Cap Rate 9%
$908,956
Alternative Uses
Best Use
Flex RnD
$1.17M
$1.02M – $1.36M
NOI $81,806 @ 7.0% cap · market cap 6.82%
Second Best
Office B
$752.1K
$658.1K – $877.5K
NOI $52,650 @ 7.0% cap · market cap 4.39%
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,531 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
647
Businesses Nearby
Explore this area
Business Placement
Demographics for 70607, LA
30,339
Population
13,692
Households
2.2
Avg Household Size
34
Median Age
18%
College-Educated
86%
High-School Grad
115.3 sq mi
ZIP Area
263
Density / Sq Mi
$58,427
Median Household Income
$35,815
Median Earnings
$1,053
Median Rent
$171,700
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?
Office building - Office/flex building near McNeese State University and Chennault Airport.
Where is this office building located?
The property is located at 1180 E McNeese St Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Prime location near McNeese State University, Chennault International Airport, and the Port/Ship Channel employment hub.; Versatile ±6,000 SF office/flex building suitable for various business types.; Potential for multi‑suite configurations to accommodate a range of businesses.
