Updated Office Units with
For Sale
$475,000
3310 Maplewood Dr, Sulphur, LA 70663
Renovated commercial space includes a meeting room, commercial kitchen, and accessible restrooms.
Property Size4,355 SF
Lot Size2.43 Acres
Price / SF$109.07
Days on Market184
Property Features for 3310 Maplewood Dr
General Information
Standard status
Active
Size
4,355 SF
Lot size
2.43 Acres
Property subtype
Office
Zoning
B
Additional Details
Utilities to Site
Yes
Grease Trap
Yes
Amenities
meeting room
security system
fire safety system
security lighting
exterior storage
Building Details
Year Built
1997
Year Renovated
2022
Buildings
1
Listing Agency:
Century 21 Bono
Listed By:
Tony Cornner · License #912122358
(337) 802-3493
Source:
Lacdb.resimplifi
Added: Mar 27
Changed: Sep 13
Last Checked: Sep 26 at 3:42AM
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 Bono
Investment Insights
Based on property information with market context.
This office property in Sulphur, Louisiana occupies approximately 2.43 acres and features a flexible interior arrangement. The primary room measures 53’ x 40’, with a separate 24’ x 29’ meeting room, a 16’ x 21’ kitchen, and 23’ x 10’ exterior storage. Men’s and women’s ADA-compliant restrooms serve the main area, while the meeting room includes an additional half bath.
The kitchen has commercial-grade appliances, a grease trap with lift station, and a dedicated 3-ton HVAC unit. Two 5-ton units condition the main room, and a split system serves the meeting room. Improvements completed in 2022 included cabinets, appliances, electrical work, walls, ceilings, and flooring. The property also includes concrete parking with marked handicapped spaces, perimeter security lighting, video surveillance, a security system, fire-department-connected safety systems, and an on-demand gas water heater. Located at 3310 Maplewood Dr, the property supports office, event, restaurant, or community-oriented use.
The kitchen has commercial-grade appliances, a grease trap with lift station, and a dedicated 3-ton HVAC unit. Two 5-ton units condition the main room, and a split system serves the meeting room. Improvements completed in 2022 included cabinets, appliances, electrical work, walls, ceilings, and flooring. The property also includes concrete parking with marked handicapped spaces, perimeter security lighting, video surveillance, a security system, fire-department-connected safety systems, and an on-demand gas water heater. Located at 3310 Maplewood Dr, the property supports office, event, restaurant, or community-oriented use.
Key Highlights
- Approximately 2.43 acres at 3310 Maplewood Dr, Sulphur, LA
- Main room measures 53’ x 40’; meeting room measures 24’ x 29’
- 16’ x 21’ kitchen with commercial‑grade appliances, grease trap, and lift station
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
$38,215
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
8.05%
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%
$764,300
$764.3K
Cap Rate 7%
$545,929
$545.9K
Cap Rate 9%
$424,611
$424.6K
Market Conditions
NOI Build-Up for 4,355 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
$65.3K $15.00/SF
− Vacancy
−$14.4K −$3.30/SF
EGI
$51.0K $11.70/SF
− OpEx
−$12.7K −$2.93/SF
NOI
$38.2K $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%
$764,300
Cap Rate 7%
$545,929
Cap Rate 9%
$424,611
Alternative Uses
Best Use
Office B
$545.9K
$477.7K – $636.9K
NOI $38,215 @ 7.0% cap · market cap 8.05%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$938.7K
$821.4K – $1.10M
NOI $65,710 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
363
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Renovated commercial space includes a meeting room, commercial kitchen, and accessible restrooms.
Where is this office units located?
The property is located at 3310 Maplewood Dr Sulphur, LA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Approximately 2.43 acres at 3310 Maplewood Dr, Sulphur, LA; Main room measures 53’ x 40’; meeting room measures 24’ x 29’; 16’ x 21’ kitchen with commercial‑grade appliances, grease trap, and lift station
