Flexible Office-Warehouse
For Sale
$420,000
1440 W McNeese St, Lake Charles, LA 70605
Mixed-use commercial space combines professional offices with warehouse capacity for storage and light industrial needs.
Property Size4,679 SF
Price / SF$89.76
Days on Market234
Property Features for 1440 W McNeese St
General Information
Standard status
Active
Size
4,679 SF
Total Parking Spaces
15
Property subtype
Office
Zoning
MU
Amenities
15 Parking Spaces
Building Details
Year Built
1980
Listing Agency:
Century 21 Bessette Flavin
(337) 540-1025
Listed By:
Keith Ryder · License #995689696
(337) 540-1025
Source:
Lacdb.resimplifi
Added: Jan 9
Changed: Aug 29
Last Checked: Aug 31 at 1:20PM
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 Bessette Flavin
Investment Insights
Based on property information with market context.
This flexible commercial property combines 3,096 sq ft of office space with 1,582 sq ft of warehouse space. The office component offers a practical arrangement for professional or administrative functions, while the warehouse area adds room for storage or light industrial use. Built in 1980, the property is classified MU and supports a mixed-use configuration within one commercial asset.
The property is located at 1440 W McNeese St in Lake Charles, Louisiana, with access to major roadways and nearby commercial services. Its combination of office and warehouse areas provides a practical format for an owner-user or investor seeking a property with both workplace and operational space.
The property is located at 1440 W McNeese St in Lake Charles, Louisiana, with access to major roadways and nearby commercial services. Its combination of office and warehouse areas provides a practical format for an owner-user or investor seeking a property with both workplace and operational space.
Key Highlights
- 3,096 sq ft of office space
- 1,582 sq ft of warehouse space
- MU zoning designation
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
$35,140
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
8.37%
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%
$702,800
$702.8K
Cap Rate 7%
$502,000
$502.0K
Cap Rate 9%
$390,444
$390.4K
Market Conditions
NOI Build-Up for 4,679 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
$44.4K $9.48/SF
− Vacancy
−$3.0K −$0.64/SF
EGI
$41.3K $8.84/SF
− OpEx
−$6.2K −$1.33/SF
NOI
$35.1K $7.51/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$702,800
Cap Rate 7%
$502,000
Cap Rate 9%
$390,444
Alternative Uses
Best Use
Flex RnD
$911.4K
$797.4K – $1.06M
NOI $63,795 @ 7.0% cap · market cap 15.19%
Second Best
Office B
$586.5K
$513.2K – $684.3K
NOI $41,058 @ 7.0% cap · market cap 9.78%
Theoretical Best
Specialty Retail
$1.01M
$882.5K – $1.18M
NOI $70,599 @ 7.0% cap · market cap 16.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
914
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70605, LA
39,903
Population
17,926
Households
2.2
Avg Household Size
38
Median Age
42%
College-Educated
97%
High-School Grad
43.0 sq mi
ZIP Area
928
Density / Sq Mi
$88,337
Median Household Income
$46,173
Median Earnings
$1,348
Median Rent
$293,800
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.
Frequently Asked Questions
What type of property is this?
Flex space - Mixed-use commercial space combines professional offices with warehouse capacity for storage and light industrial needs.
Where is this flex space located?
The property is located at 1440 W McNeese St Lake Charles, LA.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 3,096 sq ft of office space; 1,582 sq ft of warehouse space; MU zoning designation
