Multi-Office Commercial
For Sale
$730,000
3105 Lake St, Lake Charles, LA 70601
Fully leased office property with reception, conference, kitchen, and on-site parking.
Property Size4,960 SF
Price / SF$147.18
Days on Market680
Property Features for 3105 Lake St
General Information
Standard status
Active
Size
4,960 SF
Total Parking Spaces
32
Property subtype
Office
Zoning
Commercial
Occupancy
100%
Additional Details
Office Units
16
Amenities
lobby
reception area
large conference room
kitchen
Power
Water
Building Details
Tenancy
Multi
Listing Agency:
Century 21 Bono
(337) 802-3493
Listed By:
Tony Cornner · License #912122358
(337) 802-3493
Source:
Lacdb.resimplifi
Added: Oct 21, 2024
Changed: Aug 28
Last Checked: Aug 31 at 12:33PM
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 Century 21 Bono
Investment Insights
Based on property information with market context.
This commercial office building contains 16 offices that are fully rented to long-term tenants. Interior features include a lobby, reception area, large conference room, and kitchen, creating a functional environment for multiple office users. The property also includes a concrete parking lot with 32 spaces and landscaped grounds.
Located at 3105 Lake St in Lake Charles, Louisiana, the property carries Commercial zoning. Its office configuration, shared interior amenities, and on-site parking support continued use as a multi-office commercial property.
Located at 3105 Lake St in Lake Charles, Louisiana, the property carries Commercial zoning. Its office configuration, shared interior amenities, and on-site parking support continued use as a multi-office commercial property.
Key Highlights
- 16 offices are fully rented to long‑term tenants
- Lobby, reception area, large conference room, and kitchen
- Concrete parking lot with 32 spaces
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
$43,524
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
5.96%
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%
$870,480
$870.5K
Cap Rate 7%
$621,771
$621.8K
Cap Rate 9%
$483,600
$483.6K
Market Conditions
NOI Build-Up for 4,960 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
$74.4K $15.00/SF
− Vacancy
−$16.4K −$3.30/SF
EGI
$58.0K $11.70/SF
− OpEx
−$14.5K −$2.93/SF
NOI
$43.5K $8.78/SF
Area
Calcasieu County, LA
Vacancy
22.00%
Lease Rate
$15.00 /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%
$870,480
Cap Rate 7%
$621,771
Cap Rate 9%
$483,600
Alternative Uses
Best Use
Office B
$621.8K
$544.1K – $725.4K
NOI $43,524 @ 7.0% cap · market cap 5.96%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.07M
$935.5K – $1.25M
NOI $74,839 @ 7.0% cap · market cap 10.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
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?
Office building - Fully leased office property with reception, conference, kitchen, and on-site parking.
Where is this office building located?
The property is located at 3105 Lake St Lake Charles, LA.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: 16 offices are fully rented to long‑term tenants; Lobby, reception area, large conference room, and kitchen; Concrete parking lot with 32 spaces
