Office-Warehouse Flex
For Sale
$750,000
1807 W Gloria Switch Road, Carencro, LA 70520
Office-warehouse facility with 13 private offices, reception, conference room, and attached warehouse with two overhead doors.
Property Size6,100 SF
Lot Size37.05 Acres
Price / SF$122.95
Days on Market49
Property Features for 1807 W Gloria Switch Road
General Information
Standard status
Active
Size
6,100 SF
Lot size
37.05 Acres
Additional Details
Highway Access
Yes
Drive-In Doors
2
Office Units
13
Listing Agency:
The Gleason Group
(337) 288-9400
Listed By:
David A Gleason · License #77526
(337) 288-9400
Source:
Exprealty
Added: Jul 7
Changed: Aug 24
Last Checked: Aug 23 at 11:09AM
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 The Gleason Group
Investment Insights
Based on property information with market context.
This office-warehouse flex facility offers a combined work and storage layout with a professional office buildout and an attached warehouse. The office component includes 13 private offices, a reception area, a conference room, a breakroom with kitchenette, and three restrooms. Modern finishes are stated throughout and the property is described as ready for immediate occupancy. The attached warehouse provides operational flexibility with two overhead doors.
The property is situated on 37.05 acres and includes a former dirt pit site of 35.07 acres, which the remarks describe as offering generous parking, equipment laydown space, and outdoor storage potential. Convenient access is noted to I-49 and I-10, supporting delivery and customer access throughout the greater Lafayette market.
The property is situated on 37.05 acres and includes a former dirt pit site of 35.07 acres, which the remarks describe as offering generous parking, equipment laydown space, and outdoor storage potential. Convenient access is noted to I-49 and I-10, supporting delivery and customer access throughout the greater Lafayette market.
Key Highlights
- 6,100 SF office/warehouse facility on 37.05 acres
- Office includes 13 private offices, reception area, conference room, breakroom with kitchenette, and 3 restrooms
- Attached warehouse has two overhead doors for loading and operational flexibility
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
Flex RnD
$507.2K
$443.8K – $591.8K
NOI $35,507 @ 7.0% cap · market cap 4.73%
Second Best
Warehouse
$442.2K
$386.9K – $515.9K
NOI $30,954 @ 7.0% cap · market cap 4.13%
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
2
Drive-in doors
13
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
27
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office-warehouse facility with 13 private offices, reception, conference room, and attached warehouse with two overhead doors.
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 37.05 acres; Office includes 13 private offices, reception area, conference room, breakroom with kitchenette, and 3 restrooms; Attached warehouse has two overhead doors for loading and operational flexibility
