Freestanding Office Building with
For Sale
$1,375,000
2240 E McNeese St, Lake Charles, LA 70607
Flexible floor plan with private offices, conference space, kitchen, and on-site parking.
Property Size4,693 SF
Price / SF$292.99
Days on Market8
Property Features for 2240 E McNeese St
General Information
Standard status
Active
Size
4,693 SF
Total Parking Spaces
24
Property subtype
Office
Zoning
MU-X
Amenities
conference room
full kitchen
copy room
generator
storage
24 Parking Spaces
Building Details
Year Built
2016
Buildings
1
Listing Agency:
CENTURY 21 Bessette Flavin
Listed By:
Thomas Eastman
(337) 794-5446
Source:
Lacdb.resimplifi
Added: Sep 1
Changed: Sep 8
Last Checked: Sep 8 at 4:40AM
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 freestanding office building on E McNeese Street contains just under 4,700 square feet arranged for professional use. The interior includes a large lobby, 8 private offices, a conference room, 2 restrooms, a full kitchen, a copy room, and multiple storage areas. Four storage areas provide just under 900 square feet that can support additional office or flex space, subject to the buyer’s plans.
The property includes 24 parking spaces and room for further expansion. A generator operates the entire building. Original construction incorporated drainage measures, and the building never flooded; it also sustained minimal damage during the 2020 storms. The property is in Lake Charles, Louisiana, at 2240 E Mcneese Street.
The property includes 24 parking spaces and room for further expansion. A generator operates the entire building. Original construction incorporated drainage measures, and the building never flooded; it also sustained minimal damage during the 2020 storms. The property is in Lake Charles, Louisiana, at 2240 E Mcneese Street.
Key Highlights
- Just under 4,700 SF freestanding office building
- 8 private offices plus a spacious conference room
- Four storage areas totaling just under 900 SF
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
$41,181
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
2.99%
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%
$823,620
$823.6K
Cap Rate 7%
$588,300
$588.3K
Cap Rate 9%
$457,567
$457.6K
Market Conditions
NOI Build-Up for 4,693 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
$70.4K $15.00/SF
− Vacancy
−$15.5K −$3.30/SF
EGI
$54.9K $11.70/SF
− OpEx
−$13.7K −$2.93/SF
NOI
$41.2K $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%
$823,620
Cap Rate 7%
$588,300
Cap Rate 9%
$457,567
Alternative Uses
Best Use
Office B
$588.3K
$514.8K – $686.4K
NOI $41,181 @ 7.0% cap · market cap 2.99%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.01M
$885.1K – $1.18M
NOI $70,810 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
792
Businesses Nearby
Explore this area
Business Placement
Demographics for 70607, LA
30,339
Population
13,692
Households
2.2
Avg Household Size
34
Median Age
18%
College-Educated
86%
High-School Grad
115.3 sq mi
ZIP Area
263
Density / Sq Mi
$58,427
Median Household Income
$35,815
Median Earnings
$1,053
Median Rent
$171,700
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 - Flexible floor plan with private offices, conference space, kitchen, and on-site parking.
Where is this office building located?
The property is located at 2240 E McNeese St Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: Just under 4,700 SF freestanding office building; 8 private offices plus a spacious conference room; Four storage areas totaling just under 900 SF
