Flex Office-Warehouse
For Sale
$1,499,000
409 Scott Street, Lake Charles, LA 70601
Office and warehouse space with more than 7,000 sq. ft. of parking, plus recent HVAC and interior updates.
Property Size19,235 SF
Price / SF$77.93
Days on Market982
Property Features for 409 Scott Street
General Information
Standard status
Active
Size
19,235 SF
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Amenities
Central Air
3
Corner Lot.
Paved Driveway.
198x220 m/l, 43560.0
In City, Corner, Paved Road.
Building Details
Year Built
1978
Listing Agency:
Compass-lc
(337) 436-6639
Listed By:
Jo Smith · License #9711
(337) 302-0724
Source:
Xome
Added: Dec 28, 2023
Changed: Sep 1
Last Checked: Sep 4 at 3:41AM
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 Compass-lc
Investment Insights
Based on property information with market context.
This flex office-warehouse building includes both office space and warehouse space. The property also has over 7,000 sq. ft. of parking available. Updates cited for the building include new HVAC units, sheetrock, ceilings, painting, doors, lighting, and flooring.
The property is located just a few blocks north of the I-210 corridor, near a well-established CBD development.
Available income information is listed as available upon request. All measurements are more or less.
The property is located just a few blocks north of the I-210 corridor, near a well-established CBD development.
Available income information is listed as available upon request. All measurements are more or less.
Key Highlights
- Office and warehouse space with more than 7,000 sq. ft. of parking
- Corner lot in city with paved driveway and paved road frontage
- Building updates include new HVAC units, sheetrock, ceilings, painting, doors, lighting, and flooring
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
$118,964
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
7.94%
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%
$2,379,280
$2.4M
Cap Rate 7%
$1,699,486
$1.7M
Cap Rate 9%
$1,321,822
$1.3M
Market Conditions
NOI Build-Up for 19,235 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
$182.3K $9.48/SF
− Vacancy
−$12.4K −$0.64/SF
EGI
$169.9K $8.84/SF
− OpEx
−$51.0K −$2.65/SF
NOI
$119.0K $6.18/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$9.48 /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%
$2,379,280
Cap Rate 7%
$1,699,486
Cap Rate 9%
$1,321,822
Alternative Uses
Best Use
Flex RnD
$3.75M
$3.28M – $4.37M
NOI $262,258 @ 7.0% cap · market cap 17.50%
Second Best
Office B
$2.41M
$2.11M – $2.81M
NOI $168,787 @ 7.0% cap · market cap 11.26%
Theoretical Best
Specialty Retail
$4.15M
$3.63M – $4.84M
NOI $290,227 @ 7.0% cap · market cap 19.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Under-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
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse space with more than 7,000 sq. ft. of parking, plus recent HVAC and interior updates.
Where is this flex space located?
The property is located at 409 Scott Street Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Office and warehouse space with more than 7,000 sq. ft. of parking; Corner lot in city with paved driveway and paved road frontage; Building updates include new HVAC units, sheetrock, ceilings, painting, doors, lighting, and flooring
