Executive Office Building with
For Sale
$575,000
1531 Hodges Street, Lake Charles, LA 70601
Renovated professional office setting with private workspaces, conference facilities, wellness amenities, and an operational security system.
Property Size4,000 SF
Price / SF$143.75
Days on Market10
Property Features for 1531 Hodges Street
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
16
Property subtype
Office
Amenities
private patios
natural light
stainless-steel kitchen
fitness room
sauna
steam bath
security system
3
16 Parking Spaces.
100x230x69x61x41x169, 0.38
Listing Agency:
Century 21 Bono Realty
(337) 478-1578
Listed By:
Lisa Bono · License #55042
Source:
Xome
Added: Jul 31
Changed: Aug 9
Last Checked: Aug 9 at 6:43AM
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 Realty
Investment Insights
Based on property information with market context.
This executive office building provides a carefully arranged professional setting with 3 executive offices, 4 private offices, a large conference room, reception area, and secretary workspace equipped with an electric buzz-entry system. Offices open directly to private patios, while natural light extends throughout the interior. The property also includes 2½ baths, a stainless-steel kitchen, fitness room, 6-person sauna, and a 4-6-person steam bath.
Major improvements include a 2020 roof, upgraded and newer HVAC systems, ceramic flooring throughout most of the building, extensive renovations, and an installed security system that is operational. The front parking lot has been freshly striped and painted, with 16+ parking spaces identified for the property. Located at 1531 Hodges Street in Lake Charles, the building is suited to professional office users seeking executive-style accommodations.
Major improvements include a 2020 roof, upgraded and newer HVAC systems, ceramic flooring throughout most of the building, extensive renovations, and an installed security system that is operational. The front parking lot has been freshly striped and painted, with 16+ parking spaces identified for the property. Located at 1531 Hodges Street in Lake Charles, the building is suited to professional office users seeking executive-style accommodations.
Key Highlights
- 3 executive offices and 4 private offices
- Large conference room, reception area, and secretary workspace with electric buzz‑entry system
- Private patios connected directly to each office
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
$35,100
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
6.10%
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%
$702,000
$702.0K
Cap Rate 7%
$501,429
$501.4K
Cap Rate 9%
$390,000
$390.0K
Market Conditions
NOI Build-Up for 4,000 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
$60.0K $15.00/SF
− Vacancy
−$13.2K −$3.30/SF
EGI
$46.8K $11.70/SF
− OpEx
−$11.7K −$2.93/SF
NOI
$35.1K $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%
$702,000
Cap Rate 7%
$501,429
Cap Rate 9%
$390,000
Alternative Uses
Best Use
Office B
$501.4K
$438.8K – $585.0K
NOI $35,100 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$862.2K
$754.4K – $1.01M
NOI $60,354 @ 7.0% cap · market cap 10.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,349
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 - Renovated professional office setting with private workspaces, conference facilities, wellness amenities, and an operational security system.
Where is this office building located?
The property is located at 1531 Hodges Street Lake Charles, LA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 3 executive offices and 4 private offices; Large conference room, reception area, and secretary workspace with electric buzz‑entry system; Private patios connected directly to each office
