Flex Office-Warehouse
For Sale
$940,000
960 W Lincoln Road W, Lake Charles, LA 70605
Two interconnected buildings with executive offices, conference rooms, and a concealed 12x14 roll-up door on slab with central HVAC.
Property Size9,862 SF
Price / SF$95.32
Days on Market64
Property Features for 960 W Lincoln Road W
General Information
Standard status
Active
Size
9,862 SF
Property subtype
Office
Amenities
3
Rectangular
200x200, 0.44999998807907104
Rectangular.
Listing Agency:
Redd Properties, L.l.c.
(337) 310-7333
Listed By:
Jessica LeBlanc · License #995686877
Source:
Xome
Added: Jun 21
Changed: Aug 23
Last Checked: Aug 23 at 2:55AM
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 for-sale flex office-warehouse property includes approximately 9,862 gross SF across two interconnected buildings. Building M offers approximately 7,303 gross SF with 17' eave heights, and Building N offers approximately 2,559 gross SF with 18' eave heights. Interior spaces include large executive and administrative areas, multiple conference rooms, and former classroom space, along with kitchen and employee support areas.
Improvements are built on a concrete slab foundation with central HVAC, and the property features extensive security and controlled-access features throughout. A concealed 12x14' roll-up door provides the ability to convert the space to office/warehouse use. The underlying land is leased, and additional leased land may be available for laydown yard or storage.
Built for long-term performance and durability, the offering also notes that long-term lease opportunities may be available.
Improvements are built on a concrete slab foundation with central HVAC, and the property features extensive security and controlled-access features throughout. A concealed 12x14' roll-up door provides the ability to convert the space to office/warehouse use. The underlying land is leased, and additional leased land may be available for laydown yard or storage.
Built for long-term performance and durability, the offering also notes that long-term lease opportunities may be available.
Key Highlights
- Approximately 9,862 gross SF across two interconnected buildings (Building M: +/-7,303; Building N: +/-2,559)
- Executive offices and administrative areas plus multiple conference rooms and former classrooms
- Kitchen and employee support areas in both buildings
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
$60,994
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
6.49%
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%
$1,219,880
$1.2M
Cap Rate 7%
$871,343
$871.3K
Cap Rate 9%
$677,711
$677.7K
Market Conditions
NOI Build-Up for 9,862 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
$93.5K $9.48/SF
− Vacancy
−$6.4K −$0.64/SF
EGI
$87.1K $8.84/SF
− OpEx
−$26.1K −$2.65/SF
NOI
$61.0K $6.18/SF
Area
Calcasieu County, LA
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$1,219,880
Cap Rate 7%
$871,343
Cap Rate 9%
$677,711
Alternative Uses
Best Use
Flex RnD
$1.92M
$1.68M – $2.24M
NOI $134,462 @ 7.0% cap · market cap 14.30%
Second Best
Office B
$1.24M
$1.08M – $1.44M
NOI $86,539 @ 7.0% cap · market cap 9.21%
Theoretical Best
Specialty Retail
$2.13M
$1.86M – $2.48M
NOI $148,803 @ 7.0% cap · market cap 15.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70605, LA
39,903
Population
17,926
Households
2.2
Avg Household Size
38
Median Age
42%
College-Educated
97%
High-School Grad
43.0 sq mi
ZIP Area
928
Density / Sq Mi
$88,337
Median Household Income
$46,173
Median Earnings
$1,348
Median Rent
$293,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Two interconnected buildings with executive offices, conference rooms, and a concealed 12x14 roll-up door on slab with central HVAC.
Where is this flex space located?
The property is located at 960 W Lincoln Road W Lake Charles, LA.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: Approximately 9,862 gross SF across two interconnected buildings (Building M: +/-7,303; Building N: +/-2,559); Executive offices and administrative areas plus multiple conference rooms and former classrooms; Kitchen and employee support areas in both buildings
