Office Building with Flexible
For Sale
$389,000
7343 Hwy 182 E, Morgan City, LA 70380
Brick professional office with covered entry, on-site parking, and reconfigurable interior walls along a commercial corridor.
Property Size2,400 SF
Price / SF$162.08
Days on Market42
Property Features for 7343 Hwy 182 E
General Information
Standard status
Active
Size
2,400 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
covered front entrance
Building Details
Buildings
1
Building Size
2,400 SF
Construction
brick
Listing Agency:
Arceneaux Real Estate, LLC
(337) 322-8300
Listed By:
Paul Arceneaux · License #995719154
Source:
Athomerealtyla
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 8:03PM
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 Arceneaux Real Estate, LLC
Investment Insights
Based on property information with market context.
This 2,400-square-foot office building at 7343 Hwy 182 E in Morgan City features a brick exterior and covered front entrance. The interior includes 6 private offices and 3 bathrooms, creating a defined professional workspace with room for multiple functions. Interior walls can be relocated, allowing the layout to be adjusted as operational needs change.
The property is positioned along Hwy 182 E, one of Morgan City’s main commercial corridors, with reported traffic of 10,000 vehicles per day. Established businesses surround the site, and on-site parking supports day-to-day access for occupants and visitors. The combination of existing office improvements, adaptable interior construction, and a visible highway setting provides a practical commercial office configuration.
The property is positioned along Hwy 182 E, one of Morgan City’s main commercial corridors, with reported traffic of 10,000 vehicles per day. Established businesses surround the site, and on-site parking supports day-to-day access for occupants and visitors. The combination of existing office improvements, adaptable interior construction, and a visible highway setting provides a practical commercial office configuration.
Key Highlights
- 2,400‑square‑foot office building at 7343 Hwy 182 E, Morgan City, LA 70380
- 6 private offices and 3 bathrooms
- Interior walls can be relocated to modify the layout
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
$20,741
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
5.33%
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%
$414,820
$414.8K
Cap Rate 7%
$296,300
$296.3K
Cap Rate 9%
$230,456
$230.5K
Market Conditions
NOI Build-Up for 2,400 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
$33.1K $13.80/SF
− Vacancy
−$5.5K −$2.28/SF
EGI
$27.7K $11.52/SF
− OpEx
−$6.9K −$2.88/SF
NOI
$20.7K $8.64/SF
Area
St. Mary County, LA
Vacancy
16.50%
Lease Rate
$13.80 /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%
$414,820
Cap Rate 7%
$296,300
Cap Rate 9%
$230,456
Alternative Uses
Best Use
Office B
$296.3K
$259.3K – $345.7K
NOI $20,741 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$409.5K
$358.3K – $477.7K
NOI $28,664 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 70380, LA
21,079
Population
9,739
Households
2.2
Avg Household Size
40
Median Age
13%
College-Educated
77%
High-School Grad
77.7 sq mi
ZIP Area
271
Density / Sq Mi
$54,504
Median Household Income
$40,731
Median Earnings
$876
Median Rent
$138,300
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 - Brick professional office with covered entry, on-site parking, and reconfigurable interior walls along a commercial corridor.
Where is this office building located?
The property is located at 7343 Hwy 182 E Morgan City, LA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: 2,400‑square‑foot office building at 7343 Hwy 182 E, Morgan City, LA 70380; 6 private offices and 3 bathrooms; Interior walls can be relocated to modify the layout
