Live-Work Warehouse with
For Sale
$550,000
4688 Highway 27, Sulphur, LA 70665
Move-in-ready live-work warehouse with a brick office, metal workshop, and covered storage designed for service and equipment-driven operations.
Property Size5,391 SF
Price / SF$102.02
Days on Market75
Property Features for 4688 Highway 27
General Information
Standard status
Active
Size
5,391 SF
Zoning
Commercial and R2
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Listing Agency:
Coldwell Banker Ingle Safari R
(337) 304-0481
Listed By:
Robbie Ingle · License #0912122392
(337) 304-0481
Source:
Exprealty
Added: Jun 11
Changed: Aug 23
Last Checked: Aug 23 at 5:38PM
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 Coldwell Banker Ingle Safari R
Investment Insights
Based on property information with market context.
This live-work property includes approximately 5,391 square feet of total improvements, built around a large metal workshop/warehouse and a separate brick office building. The brick office building is approximately 1,809 square feet and is extensively updated, with multiple offices or bedrooms, spacious gathering areas, engineered wood flooring, crown molding, granite countertops, updated cabinetry, stainless appliances, and finished bathrooms. An attached 316-square-foot garage adds practical storage and flexibility.
The centerpiece is a 3,000-square-foot metal workshop/warehouse with high ceilings, roll-up doors on both the front and back, concrete flooring, and extensive workspace plus storage, including loft storage. The facility also includes a utility sink and a dedicated bathroom. Covered equipment and RV storage is located behind the workshop, and there is an additional 266-square-foot auxiliary building with a roll-up door for further storage or specialty operation.
The site is arranged for efficient circulation and accessibility, with a large concrete driveway, abundant parking, fenced areas, and a 312-square-foot covered patio area. The property has frontage and visibility on Highway 27 in Sulphur, Louisiana, is in Flood Zone X, and is zoned Commercial and R2, supporting a wide range of office and warehouse-oriented uses for businesses needing both work space and storage.
The centerpiece is a 3,000-square-foot metal workshop/warehouse with high ceilings, roll-up doors on both the front and back, concrete flooring, and extensive workspace plus storage, including loft storage. The facility also includes a utility sink and a dedicated bathroom. Covered equipment and RV storage is located behind the workshop, and there is an additional 266-square-foot auxiliary building with a roll-up door for further storage or specialty operation.
The site is arranged for efficient circulation and accessibility, with a large concrete driveway, abundant parking, fenced areas, and a 312-square-foot covered patio area. The property has frontage and visibility on Highway 27 in Sulphur, Louisiana, is in Flood Zone X, and is zoned Commercial and R2, supporting a wide range of office and warehouse-oriented uses for businesses needing both work space and storage.
Key Highlights
- Approx. 5,391 SF total improvements with a 3,000 SF metal workshop/warehouse for warehouse and shop operations
- 1,809 SF brick office building with engineered wood flooring, crown molding, granite countertops, updated cabinetry, and stainless appliances
- Workshop includes roll‑up doors on front and back, concrete flooring, loft storage, utility sink, and a dedicated bathroom
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
$47,306
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
8.60%
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%
$946,120
$946.1K
Cap Rate 7%
$675,800
$675.8K
Cap Rate 9%
$525,622
$525.6K
Market Conditions
NOI Build-Up for 5,391 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
$84.1K $15.60/SF
− Vacancy
−$8.4K −$1.56/SF
EGI
$75.7K $14.04/SF
− OpEx
−$28.4K −$5.27/SF
NOI
$47.3K $8.77/SF
Area
Calcasieu County, LA
Vacancy
10.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$946,120
Cap Rate 7%
$675,800
Cap Rate 9%
$525,622
Alternative Uses
Best Use
Flex RnD
$1.05M
$918.8K – $1.23M
NOI $73,503 @ 7.0% cap · market cap 13.36%
Second Best
Mixed Use
$675.8K
$591.3K – $788.4K
NOI $47,306 @ 7.0% cap · market cap 8.60%
Theoretical Best
Specialty Retail
$1.16M
$1.02M – $1.36M
NOI $81,342 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70665, LA
12,532
Population
5,626
Households
2.2
Avg Household Size
37
Median Age
23%
College-Educated
85%
High-School Grad
153.0 sq mi
ZIP Area
82
Density / Sq Mi
$88,328
Median Household Income
$56,977
Median Earnings
$1,212
Median Rent
$229,800
Median Home Value
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Move-in-ready live-work warehouse with a brick office, metal workshop, and covered storage designed for service and equipment-driven operations.
Where is this flex space located?
The property is located at 4688 Highway 27 Sulphur, 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: Approx. 5,391 SF total improvements with a 3,000 SF metal workshop/warehouse for warehouse and shop operations; 1,809 SF brick office building with engineered wood flooring, crown molding, granite countertops, updated cabinetry, and stainless appliances; Workshop includes roll‑up doors on front and back, concrete flooring, loft storage, utility sink, and a dedicated bathroom
