Courtyard Office Complex with
For Sale
$1,800,000
3505 5th Avenue, Lake Charles, LA 70607
Commercial Sale - Lake Charles, LA
Property Size14,883 SF
Lot Size1.45 Acres
Price / SF$120.94
Days on Market51
Property Features for 3505 5th Avenue
General Information
Property type
Other
Property subtype
Office
Directions
From Mcneese Street turn North on 5th Avenue building on right
Standard status
Active
APN
01190504
Lot size
1.45 Acres
Building Details
Year built
1983
Floors in Building
1
Listing Agency:
Coldwell Banker Ingle Safari R · Coldwell Banker Real Estate
(337) 478-1601
Listed By:
STEVE FLOYD · License #912122392
(337) 478-1601
Added: Jul 2
Last Checked: Aug 21 at 10:06AM
MLS# 4047
Copyright © 2026 Southwest Louisiana Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Courtyard Park Office Complex is a well-maintained, multi-building office property organized around professionally landscaped courtyard spaces. The complex consists of three buildings and includes multiple office suites with private entrances, individual electric meters, and dedicated restrooms and kitchen areas to support flexible configurations. Interior spaces are described as clean and functional, with a mix of office, meeting, and common areas. One suite is currently used as an event center, and may offer adaptable use for an incoming tenant or operator.
The property is situated on a 1.45-acre site with a spacious, well-lit concrete parking lot designed to accommodate tenants and visitors. It is described as being located just minutes from E. Prien Lake Road, I-210, Highway 14, and the Savanna Lakes area. The complex is also positioned in proximity to residential neighborhoods and ongoing development that includes new construction, restaurants, medical offices, and commercial activity.
For buyers, this is a mixed-use zoned office investment with multiple suites that can be independently metered and served with dedicated restroom and kitchen facilities. It is identified as being located in Flood Zone X, where flood insurance is noted as not required. The current event center component and the overall suite layout may be useful for operators seeking a campus-style office setting that supports a variety of professional uses while maintaining straightforward tenant separation.
The property is situated on a 1.45-acre site with a spacious, well-lit concrete parking lot designed to accommodate tenants and visitors. It is described as being located just minutes from E. Prien Lake Road, I-210, Highway 14, and the Savanna Lakes area. The complex is also positioned in proximity to residential neighborhoods and ongoing development that includes new construction, restaurants, medical offices, and commercial activity.
For buyers, this is a mixed-use zoned office investment with multiple suites that can be independently metered and served with dedicated restroom and kitchen facilities. It is identified as being located in Flood Zone X, where flood insurance is noted as not required. The current event center component and the overall suite layout may be useful for operators seeking a campus-style office setting that supports a variety of professional uses while maintaining straightforward tenant separation.
Key Highlights
- Courtyard Park Office Complex: 3 buildings totaling approx. 14,883 SF on a 1.45‑acre site
- Generates approx. $143,472 in annual rental income, with additional potential through rent adjustments and lease optimization
- Multiple suites with private entrances, individual electric meters, and dedicated restrooms and kitchen areas for flexible leasing
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
$130,598
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
7.26%
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%
$2,611,960
$2.6M
Cap Rate 7%
$1,865,686
$1.9M
Cap Rate 9%
$1,451,089
$1.5M
Market Conditions
NOI Build-Up for 14,883 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
$223.2K $15.00/SF
− Vacancy
−$49.1K −$3.30/SF
EGI
$174.1K $11.70/SF
− OpEx
−$43.5K −$2.93/SF
NOI
$130.6K $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%
$2,611,960
Cap Rate 7%
$1,865,686
Cap Rate 9%
$1,451,089
Alternative Uses
Best Use
Office B
$1.87M
$1.63M – $2.18M
NOI $130,598 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.21M
$2.81M – $3.74M
NOI $224,562 @ 7.0% cap · market cap 12.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
412
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 - Multi-building office complex with private-suite entries and dedicated amenities, supported by a large, well-lit parking lot.
Where is this office building located?
The property is located at 3505 5th Avenue Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Courtyard Park Office Complex: 3 buildings totaling approx. 14,883 SF on a 1.45‑acre site; Generates approx. $143,472 in annual rental income, with additional potential through rent adjustments and lease optimization; Multiple suites with private entrances, individual electric meters, and dedicated restrooms and kitchen areas for flexible leasing
