Office Building with Conference
For Sale
$220,000
401 N Church Street, Carencro, LA 70520
Commercial Sale, Carencro, LA
Property Size1,523 SF
Lot Size0.19 Acres
Price / SF$144.45
Days on Market48
Property Features for 401 N Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Res/Comm
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2
Parking features
Covered
Exterior features
Outside Storage, Storage Building
Subdivision
Cormier Addition
Lot features
Corner
Directions
Take exit 7 head west. Left on Church Street property on right.
Standard status
Active
APN
6013088
Size
1,523 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
LOT 9 BLK CORMIER ADD
Legal Description
LOT 9 BLK CORMIER ADD
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Floors in Building
1
Flooring type
Wood
Roof type
Composition
Additional Structures
Storage
Listing Agency:
The Gleason Group
(337) 262-7873
Listed By:
Cassie L Goldsboro · License #0995680237
(337) 446-1783
Added: Jul 31
Changed: Sep 12
Last Checked: Sep 16 at 12:06AM
MLS# 2600007081
Copyright © 2026 Realtor Association of Acadiana. 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.
Located at 401 N Church Street in Carencro, this 1,523-square-foot office building occupies a 0.19-acre parcel and is zoned Res/Comm. The interior includes three large offices, a reception area, and a conference room. One executive office has a half bath, while a second full bathroom with a shower serves the common area.
Property features include wood flooring, central heating and central air, a composition roof, covered parking, outside storage, and a storage building. The City of Carencro requires one handicap parking space, a privacy fence, and a wheelchair ramp.
Property features include wood flooring, central heating and central air, a composition roof, covered parking, outside storage, and a storage building. The City of Carencro requires one handicap parking space, a privacy fence, and a wheelchair ramp.
Key Highlights
- 1,523‑square‑foot office building on a 0.19‑acre parcel
- Three large offices plus reception and conference areas
- Executive office includes a half bath
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
$17,723
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
8.06%
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%
$354,460
$354.5K
Cap Rate 7%
$253,186
$253.2K
Cap Rate 9%
$196,922
$196.9K
Market Conditions
NOI Build-Up for 1,523 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
$27.4K $18.00/SF
− Vacancy
−$3.8K −$2.48/SF
EGI
$23.6K $15.52/SF
− OpEx
−$5.9K −$3.88/SF
NOI
$17.7K $11.64/SF
Area
Lafayette County, LA
Vacancy
13.80%
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%
$354,460
Cap Rate 7%
$253,186
Cap Rate 9%
$196,922
Alternative Uses
Best Use
Office B
$253.2K
$221.5K – $295.4K
NOI $17,723 @ 7.0% cap · market cap 8.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$360.1K
$315.1K – $420.1K
NOI $25,206 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 70520, LA
20,017
Population
9,011
Households
2.2
Avg Household Size
37
Median Age
21%
College-Educated
87%
High-School Grad
38.8 sq mi
ZIP Area
516
Density / Sq Mi
$65,956
Median Household Income
$43,019
Median Earnings
$953
Median Rent
$199,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 building - Res/Comm-zoned office property with three private offices, reception space, and covered parking.
Where is this office building located?
The property is located at 401 N Church Street Carencro, LA.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: 1,523‑square‑foot office building on a 0.19‑acre parcel; Three large offices plus reception and conference areas; Executive office includes a half bath
