Flex Building with Two
For Sale
$895,000
3816 Common Street, Lake Charles, LA 70607
Flex property includes two executive office suites and an attached warehouse with roll-up doors and rear access.
Property Size9,425 SF
Price / SF$94.96
Days on Market291
Property Features for 3816 Common Street
General Information
Standard status
Active
Size
9,425 SF
Class
A
Total Parking Spaces
13
Property subtype
Other
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Amenities
kitchenette
tile flooring
LED lighting
crown molding
central HVAC
custom cabinetry
walk-in shower
covered parking
boardroom
Electric
3
25 Parking Spaces.
80' x 250' x 150' x 53' x, 0.55
Building Details
Year Built
2014
Listing Agency:
Executive Properties, LLC
(337) 477-9300
Listed By:
Marcus Young · License #912123153
(337) 274-1615
Source:
Xome
Added: Nov 20, 2025
Changed: Sep 7
Last Checked: Sep 7 at 6:16AM
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 Executive Properties, LLC
Investment Insights
Based on property information with market context.
This flex building for sale includes two executive office spaces and a large attached warehouse. Suite A offers an open layout designed for build-out flexibility, with two restrooms, a kitchenette, tile flooring, LED lighting, 12’ ceilings, and interior detailing throughout. Suite B includes a 1,450 sq ft open work area, two private offices, and a boardroom, along with two restrooms and a kitchenette, also finished with tile flooring, LED lighting, and 12’ ceilings. At the rear, a 65’ x 54’ warehouse is served by two 12’ roll-up doors with electric operators, and includes a private office space measuring 25’ x 12’ with central HVAC, custom cabinetry, a bathroom with a walk-in shower, and a water heater.
The property is located along Common Street with customer parking in front. Rear road access is available from E. Oak Lane, and the site includes six covered parking spaces and seven uncovered spaces behind the building.
The building is identified as being located in flood zone "X". The listing notes flood insurance is not required by most lenders. All measurements are m/l.
The property is located along Common Street with customer parking in front. Rear road access is available from E. Oak Lane, and the site includes six covered parking spaces and seven uncovered spaces behind the building.
The building is identified as being located in flood zone "X". The listing notes flood insurance is not required by most lenders. All measurements are m/l.
Key Highlights
- Class‑A flex commercial building built in 2014 near McNeese State University on Common Street.
- Two office suites, each approx. 2,200 SF, with two restrooms, kitchenette, tile flooring, LED lighting, and 12’ ceilings.
- Suite B includes approx. 1,450 SF open work area plus two private offices and a boardroom.
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
$70,782
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
7.91%
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%
$1,415,640
$1.4M
Cap Rate 7%
$1,011,171
$1.0M
Cap Rate 9%
$786,467
$786.5K
Market Conditions
NOI Build-Up for 9,425 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
$89.3K $9.48/SF
− Vacancy
−$6.1K −$0.64/SF
EGI
$83.3K $8.84/SF
− OpEx
−$12.5K −$1.33/SF
NOI
$70.8K $7.51/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,415,640
Cap Rate 7%
$1,011,171
Cap Rate 9%
$786,467
Alternative Uses
Best Use
Flex RnD
$1.84M
$1.61M – $2.14M
NOI $128,504 @ 7.0% cap · market cap 14.36%
Second Best
Office B
$1.18M
$1.03M – $1.38M
NOI $82,704 @ 7.0% cap · market cap 9.24%
Theoretical Best
Specialty Retail
$2.03M
$1.78M – $2.37M
NOI $142,209 @ 7.0% cap · market cap 15.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
751
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Flex property includes two executive office suites and an attached warehouse with roll-up doors and rear access.
Where is this flex space located?
The property is located at 3816 Common Street Lake Charles, LA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Class‑A flex commercial building built in 2014 near McNeese State University on Common Street.; Two office suites, each approx. 2,200 SF, with two restrooms, kitchenette, tile flooring, LED lighting, and 12’ ceilings.; Suite B includes approx. 1,450 SF open work area plus two private offices and a boardroom.
