Mixed-Use Property with Multiple
For Sale
$325,000
2712 Kirkman St, Lake Charles, LA 70601
Three separate structures combine updated commercial, residential, and apartment components on one B-zoned site.
Property Size4,878 SF
Lot Size0.38 Acres
Price / SF$66.63
Days on Market116
Property Features for 2712 Kirkman St
General Information
Standard status
Active
Size
4,878 SF
Lot size
0.38 Acres
Property subtype
Investment
Zoning
B
Units
Unit Mix
1 x 2BR/1BA (single-family), 1 x 2BR/1BA (apartment)
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
Vacant
Building Details
Year Built
1960
Buildings
3
Listing Agency:
Coldwell Banker Ingle Safari R
(337) 304-0481
Listed By:
Robbie Ingle · License #912122392
(337) 304-0481
Source:
Lacdb.resimplifi
Added: May 8
Changed: Aug 28
Last Checked: Aug 29 at 6:03AM
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 mixed-use property includes three separate structures on approximately 0.38 acres. The recently updated main building contains approximately 2,331 square feet, with a 1,738-square-foot open area, two offices, and a restroom serving each office. The layout supports event, showroom, or flex use based on the described configuration.
The package also includes a recently updated 2-bedroom, 1-bath home at 735 Fall Street measuring approximately 997 square feet, along with a multi-level unit at 735 1/2 Fall Street. The latter includes an approximately 845-square-foot 2-bedroom, 1-bath apartment and approximately 1,650 square feet under roof with garage and storage space below. The property sits at the corner of Kirkman Street and Fall Street in Central Lake Charles, with accessibility, visibility, parking, and additional site area for equipment laydown identified in the property information.
The package also includes a recently updated 2-bedroom, 1-bath home at 735 Fall Street measuring approximately 997 square feet, along with a multi-level unit at 735 1/2 Fall Street. The latter includes an approximately 845-square-foot 2-bedroom, 1-bath apartment and approximately 1,650 square feet under roof with garage and storage space below. The property sits at the corner of Kirkman Street and Fall Street in Central Lake Charles, with accessibility, visibility, parking, and additional site area for equipment laydown identified in the property information.
Key Highlights
- Three separate structures offered as one mixed‑use property
- Approximately 0.38 acres at the corner of Kirkman Street and Fall Street
- B zoning
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
$28,505
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
8.77%
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%
$570,100
$570.1K
Cap Rate 7%
$407,214
$407.2K
Cap Rate 9%
$316,722
$316.7K
Market Conditions
NOI Build-Up for 4,878 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
$55.6K $11.40/SF
− Vacancy
−$3.8K −$0.78/SF
EGI
$51.8K $10.62/SF
− OpEx
−$23.3K −$4.78/SF
NOI
$28.5K $5.84/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
45.00%
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%
$570,100
Cap Rate 7%
$407,214
Cap Rate 9%
$316,722
Alternative Uses
Best Use
Flex RnD
$950.1K
$831.4K – $1.11M
NOI $66,509 @ 7.0% cap · market cap 20.46%
Second Best
Mixed Use
$611.5K
$535.1K – $713.4K
NOI $42,804 @ 7.0% cap · market cap 13.17%
Theoretical Best
Specialty Retail
$1.05M
$920.0K – $1.23M
NOI $73,602 @ 7.0% cap · market cap 22.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,258
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?
Mixed-use property - Three separate structures combine updated commercial, residential, and apartment components on one B-zoned site.
Where is this mixed-use property located?
The property is located at 2712 Kirkman St Lake Charles, LA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Three separate structures offered as one mixed‑use property; Approximately 0.38 acres at the corner of Kirkman Street and Fall Street; B zoning
