Professional Office with Private
For Sale
Contact for pricing
Pending
320 Cypress St, Sulphur, LA 70663
Well-maintained office property with multiple private rooms, a reception-style entry, and durable tile flooring.
Property Size2,050 SF
Days on Market125
Property Features for 320 Cypress St
General Information
Standard status
Pending
Size
2,050 SF
Total Parking Spaces
2
Property subtype
Office
Amenities
two-car carport
metal storage building
brick wood-burning fireplace
tile flooring
custom stained wood cabinetry
Listing Agency:
Exit Realty Southern
Listed By:
Lauren Huffman · License #LA
(713) 314-6466
Source:
Crexi
Added: May 5
Changed: Aug 8
Last Checked: Jul 24 at 6:29PM
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 Exit Realty Southern
Investment Insights
Based on property information with market context.
This well-maintained commercial office property was previously utilized as office space and features a flexible interior layout with multiple private rooms suitable for individual offices, consultation rooms, meeting areas, or administrative space. An entryway with a half wall creates a natural waiting or reception area, and the spacious main area can function as a shared workspace or conference room. A brick, wood-burning fireplace adds a distinctive focal feature, while durable tile flooring runs throughout for a clean, low-maintenance environment. A kitchen area with custom stained wood cabinetry can serve as a breakroom or staff kitchen.
The property is located on Cypress Street with frontage and visibility. It includes a two-car carport for covered parking or access and a metal storage building for equipment or file storage. The site is identified as being in Flood Zone X and is described as being conveniently located near shopping and dining.
The combined office configuration, client-facing entry area, and covered parking support a practical setup for a range of professional services and small business uses.
The property is located on Cypress Street with frontage and visibility. It includes a two-car carport for covered parking or access and a metal storage building for equipment or file storage. The site is identified as being in Flood Zone X and is described as being conveniently located near shopping and dining.
The combined office configuration, client-facing entry area, and covered parking support a practical setup for a range of professional services and small business uses.
Key Highlights
- Previously used as office space with multiple private rooms for offices, consultation rooms, or administrative areas
- Reception‑style entryway with a half wall plus a spacious main area for a shared workspace or conference room
- Brick wood‑burning fireplace and durable tile flooring throughout for a clean, low‑maintenance client‑facing interior
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
$17,989
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
8.00%
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%
$359,780
$359.8K
Cap Rate 7%
$256,986
$257.0K
Cap Rate 9%
$199,878
$199.9K
Market Conditions
NOI Build-Up for 2,050 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
$30.8K $15.00/SF
− Vacancy
−$6.8K −$3.30/SF
EGI
$24.0K $11.70/SF
− OpEx
−$6.0K −$2.93/SF
NOI
$18.0K $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%
$359,780
Cap Rate 7%
$256,986
Cap Rate 9%
$199,878
Alternative Uses
Best Use
Office B
$257.0K
$224.9K – $299.8K
NOI $17,989 @ 7.0% cap · market cap 8.00%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$441.9K
$386.6K – $515.5K
NOI $30,931 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
611
Businesses Nearby
Explore this area
Business Placement
Demographics for 70663, LA
29,325
Population
12,767
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
97.8 sq mi
ZIP Area
300
Density / Sq Mi
$59,444
Median Household Income
$37,587
Median Earnings
$914
Median Rent
$174,300
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?
Office building - Well-maintained office property with multiple private rooms, a reception-style entry, and durable tile flooring.
Where is this office building located?
The property is located at 320 Cypress St Sulphur, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Previously used as office space with multiple private rooms for offices, consultation rooms, or administrative areas; Reception‑style entryway with a half wall plus a spacious main area for a shared workspace or conference room; Brick wood‑burning fireplace and durable tile flooring throughout for a clean, low‑maintenance client‑facing interior
