Versatile Industrial Property on
For Sale
$1,250,000
Pending
6754 Highway 90 E, Lake Charles, LA 70615
14,700 SF facility on 16.8 acres, Highway 90 frontage.
Property Size14,700 SF
Lot Size16.80 Acres
Days on Market95
Property Features for 6754 Highway 90 E
General Information
Standard status
Pending
Size
14,700 SF
Lot size
16.80 Acres
Listing Agency:
Redd Properties, L.L.C.
(337) 526-0151
Listed By:
Jessica LeBlanc · License #BROK.0000015258.A-ASA
(337) 526-0151
Source:
Exprealty
Added: May 21
Changed: Aug 23
Last Checked: Jul 24 at 11:40AM
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 Redd Properties, L.L.C.
Investment Insights
Based on property information with market context.
This industrial property features a ±14,700 SF two-story facility on ±16.8 acres of fully developed light industrial land. The property has frontage along Highway 90 East, providing visibility and access within an established industrial corridor. Designed for administrative and warehouse operations, the property includes approximately ±3,434 SF of office space and a high-clearance warehouse environment suited for heavy industrial use. The warehouse has eave heights of 20 and 30 feet. Additional features include six large grade-level overhead doors, 3-phase electricity, gas warehouse heaters, a 5-ton crane, established driveways, ample parking, and public utilities. There is significant excess land available for future expansion or additional development.
Key Highlights
- ±16.8 acres of fully developed light industrial land with prime frontage along Highway 90 East.
- ±14,700 SF two‑story facility designed for administrative and warehouse operations.
- Significant excess land for future expansion or additional development.
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
$110,398
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
8.83%
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%
$2,207,960
$2.2M
Cap Rate 7%
$1,577,114
$1.6M
Cap Rate 9%
$1,226,644
$1.2M
Market Conditions
NOI Build-Up for 14,700 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
$139.4K $9.48/SF
− Vacancy
−$9.5K −$0.64/SF
EGI
$129.9K $8.84/SF
− OpEx
−$19.5K −$1.33/SF
NOI
$110.4K $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%
$2,207,960
Cap Rate 7%
$1,577,114
Cap Rate 9%
$1,226,644
Alternative Uses
Best Use
Office B
$1.84M
$1.61M – $2.15M
NOI $128,993 @ 7.0% cap · market cap 10.32%
Second Best
Warehouse
$1.58M
$1.38M – $1.84M
NOI $110,398 @ 7.0% cap · market cap 8.83%
Theoretical Best
Specialty Retail
$3.17M
$2.77M – $3.70M
NOI $221,801 @ 7.0% cap · market cap 17.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70615, LA
14,949
Population
5,498
Households
2.7
Avg Household Size
36
Median Age
15%
College-Educated
84%
High-School Grad
45.9 sq mi
ZIP Area
326
Density / Sq Mi
$43,333
Median Household Income
$30,086
Median Earnings
$1,095
Median Rent
$128,500
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?
Warehouse - 14,700 SF facility on 16.8 acres, Highway 90 frontage.
Where is this warehouse located?
The property is located at 6754 Highway 90 E Lake Charles, LA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: ±16.8 acres of fully developed light industrial land with prime frontage along Highway 90 East.; ±14,700 SF two‑story facility designed for administrative and warehouse operations.; Significant excess land for future expansion or additional development.
