Office Building with Private
For Sale
$550,000
322 E Worthey St, Gonzales, LA 70737
Two separate office areas support owner occupancy, leasing flexibility, or a combination of both.
Property Size4,398 SF
Price / SF$125.06
Days on Market199
Property Features for 322 E Worthey St
General Information
Standard status
Active
Size
4,398 SF
Property subtype
Office
Zoning
B-1
Additional Details
Office Units
2
Amenities
Power
Building Details
Buildings
1
Listing Agency:
Villar & Co Real Estate
(225) 715-4281
Listed By:
Sherri Rachal · License #0000015509
(225) 715-4281
Source:
Lacdb.resimplifi
Added: Feb 12
Changed: Aug 30
Last Checked: Aug 30 at 12:36AM
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 Villar & Co Real Estate
Investment Insights
Based on property information with market context.
This 4,398-square-foot office building is configured as two separate areas and is currently used as a law office. The first area includes a reception and lobby, seven private offices, a conference room, kitchen, restrooms, and file storage. The second area provides three offices, a bonus room, conference room, and additional workspace. The layout accommodates distinct occupancy arrangements within one property.
Concrete-paved driveways and on-site parking support convenient access for clients and staff. The property is located at 322 E Worthey St in Gonzales, Louisiana, near the courthouse. One side is leased under a one-year lease that transfers with the sale. B-1 zoning is also in place.
Concrete-paved driveways and on-site parking support convenient access for clients and staff. The property is located at 322 E Worthey St in Gonzales, Louisiana, near the courthouse. One side is leased under a one-year lease that transfers with the sale. B-1 zoning is also in place.
Key Highlights
- 4,398‑square‑foot office building configured as two separate areas
- First area includes reception, lobby, 7 private offices, conference room, kitchen, restrooms, and file storage
- Second area has 3 offices, a bonus room, conference room, and additional workspace
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
$46,311
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
8.42%
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%
$926,220
$926.2K
Cap Rate 7%
$661,586
$661.6K
Cap Rate 9%
$514,567
$514.6K
Market Conditions
NOI Build-Up for 4,398 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
$79.2K $18.00/SF
− Vacancy
−$17.4K −$3.96/SF
EGI
$61.7K $14.04/SF
− OpEx
−$15.4K −$3.51/SF
NOI
$46.3K $10.53/SF
Area
Ascension County, LA
Vacancy
22.00%
Lease Rate
$18.00 /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%
$926,220
Cap Rate 7%
$661,586
Cap Rate 9%
$514,567
Alternative Uses
Best Use
Office B
$661.6K
$578.9K – $771.9K
NOI $46,311 @ 7.0% cap · market cap 8.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$965.0K
$844.4K – $1.13M
NOI $67,553 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
882
Businesses Nearby
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
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 - Two separate office areas support owner occupancy, leasing flexibility, or a combination of both.
Where is this office building located?
The property is located at 322 E Worthey St Gonzales, LA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 4,398‑square‑foot office building configured as two separate areas; First area includes reception, lobby, 7 private offices, conference room, kitchen, restrooms, and file storage; Second area has 3 offices, a bonus room, conference room, and additional workspace
