Turnkey Office Space
For Sale
$715,000
1830 Hodges St, Lake Charles, LA 70601
Move-in ready office with flexible layout and ample parking.
Property Size5,328 SF
Price / SF$134.20
Days on Market206
Property Features for 1830 Hodges St
General Information
Standard status
Active
Size
5,328 SF
Listing Agency:
Coldwell Banker Ingle Safari R
(337) 274-5684
Listed By:
Steve Floyd · License #LA41445
(337) 274-5684
Source:
Exprealty
Added: Jan 29
Changed: Aug 23
Last Checked: Aug 21 at 11:32PM
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 Coldwell Banker Ingle Safari R
Investment Insights
Based on property information with market context.
This turnkey professional office space, previously used as a law office, includes executive offices, conference rooms, a kitchen, a dining room, and a reception area. The property is suitable for professional businesses seeking a functional and adaptable layout. It features ample parking with 28 spaces, many of which are covered. The space is well-maintained and thoughtfully designed, offering flexibility for business growth while maintaining a professional presence. The property is zoned Mixed Use and located in Flood zone X. The property size is 5,328 square feet. Seller reserves mineral rights. Taxes are $4,892.
Key Highlights
- Turnkey professional office space ready for immediate occupancy.
- Ample parking with 28 spaces, many covered.
- Functional and adaptable layout with executive offices, conference rooms, kitchen, dining room, and reception area.
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
$46,753
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
6.54%
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%
$935,060
$935.1K
Cap Rate 7%
$667,900
$667.9K
Cap Rate 9%
$519,478
$519.5K
Market Conditions
NOI Build-Up for 5,328 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
$79.9K $15.00/SF
− Vacancy
−$17.6K −$3.30/SF
EGI
$62.3K $11.70/SF
− OpEx
−$15.6K −$2.93/SF
NOI
$46.8K $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%
$935,060
Cap Rate 7%
$667,900
Cap Rate 9%
$519,478
Alternative Uses
Best Use
Office B
$667.9K
$584.4K – $779.2K
NOI $46,753 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.15M
$1.00M – $1.34M
NOI $80,392 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
988
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Move-in ready office with flexible layout and ample parking.
Where is this office units located?
The property is located at 1830 Hodges St Lake Charles, LA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: Turnkey professional office space ready for immediate occupancy.; Ample parking with 28 spaces, many covered.; Functional and adaptable layout with executive offices, conference rooms, kitchen, dining room, and reception area.
