Office/Warehouse with Two Overhead
For Sale
$750,000
1807 W Gloria Switch Road, Carencro, LA 70520
COMMERCIAL - Carencro, LA
Property Size6,100 SF
Lot Size1.86 Acres
Price / SF$122.95
Days on Market48
Property Features for 1807 W Gloria Switch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMM
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Parking Lot, Off Street
Exterior features
OH Door 10 - 15 Ft, Pole Sign
Directions
From I-10, take Exit 103B onto I-49 North/US-167 North toward Opelousas. Continue approximately 3 miles to Exit 2 (Gloria Switch Road). Turn left (west) onto W. Gloria Switch Road and continue for approximately 1.8 miles. The property at 1807 W. Gloria Switch Road will be located on your left-hand side.
Subdivision
C
Standard status
Active
APN
6111694
Size
6,100 SF
Lot size
1.86 Acres
Taxes and HOA fees
Tax Description
LOT 2 SEC 4 T9S R4E (4.27 AC)
Legal Description
LOT 2 SEC 4 T9S R4E (4.27 AC)
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Flooring type
Concrete
Roof type
Metal
Listing Agency:
The Gleason Group
(337) 262-7873
Listed By:
David A Gleason · License #995695245
(337) 288-9400
Added: Jul 7
Changed: Aug 4
Last Checked: Aug 23 at 6:06PM
MLS# 2600006140
Copyright © 2026 Realtor Association of Acadiana. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
An office/warehouse facility totaling 6,100 SF, built to support both front-office operations and warehouse activity. The office area includes 13 private offices, a reception area, a spacious conference room, and a breakroom with a kitchenette, along with three restrooms. The attached warehouse provides operational flexibility with two overhead doors.
The property sits on 1.86 acres in a COMM-zoned commercial corridor in Carencro, Louisiana, at 1807 W Gloria Switch Road (70520). The site includes generous parking and space suitable for equipment laydown, outdoor storage, and potential future expansion.
With its combination of dedicated office improvements and attached warehouse access, the building is positioned for day-to-day distribution, storage, light manufacturing, or service-based operations requiring on-site workspace.
The property sits on 1.86 acres in a COMM-zoned commercial corridor in Carencro, Louisiana, at 1807 W Gloria Switch Road (70520). The site includes generous parking and space suitable for equipment laydown, outdoor storage, and potential future expansion.
With its combination of dedicated office improvements and attached warehouse access, the building is positioned for day-to-day distribution, storage, light manufacturing, or service-based operations requiring on-site workspace.
Key Highlights
- 6,100 SF office/warehouse facility on 1.857 acres in Carencro’s growing commercial corridor
- Office includes 13 private offices plus reception area, conference room, and breakroom with kitchenette
- 3 restrooms in the office space
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
$35,507
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
4.73%
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%
$710,140
$710.1K
Cap Rate 7%
$507,243
$507.2K
Cap Rate 9%
$394,522
$394.5K
Market Conditions
NOI Build-Up for 6,100 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
$54.9K $9.00/SF
− Vacancy
−$275 −$0.05/SF
EGI
$54.6K $8.96/SF
− OpEx
−$19.1K −$3.13/SF
NOI
$35.5K $5.82/SF
Area
Lafayette County, LA
Vacancy
0.50%
Lease Rate
$9.00 /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%
$710,140
Cap Rate 7%
$507,243
Cap Rate 9%
$394,522
Alternative Uses
Best Use
Office B
$1.01M
$887.3K – $1.18M
NOI $70,986 @ 7.0% cap · market cap 9.46%
Second Best
Flex RnD
$507.2K
$443.8K – $591.8K
NOI $35,507 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,957 @ 7.0% cap · market cap 13.46%
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
32
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70520, LA
20,017
Population
9,011
Households
2.2
Avg Household Size
37
Median Age
21%
College-Educated
87%
High-School Grad
38.8 sq mi
ZIP Area
516
Density / Sq Mi
$65,956
Median Household Income
$43,019
Median Earnings
$953
Median Rent
$199,600
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 - 6,100 SF office/warehouse on 1.86 acres with two overhead doors, 13 private offices, reception, and conference room.
Where is this flex space located?
The property is located at 1807 W Gloria Switch Road Carencro, LA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 6,100 SF office/warehouse facility on 1.857 acres in Carencro’s growing commercial corridor; Office includes 13 private offices plus reception area, conference room, and breakroom with kitchenette; 3 restrooms in the office space
