Mixed-Use Income
For Sale
$1,425,000
1012 S Acadian Trwy, Baton Rouge, LA 70806
Three first-floor business offices and five rental units across two additional floors in excellent condition.
Property Size9,495 SF
Price / SF$150.08
Days on Market50
Property Features for 1012 S Acadian Trwy
General Information
Standard status
Active
Size
9,495 SF
Units
Multifamily Units
5
Office Units
3
Taxes and HOA fees
Annual Taxes
$11,777
Building Details
Stories
3
Listing Agency:
Locations Real Estate
(225) 928-2222
Listed By:
Vicki Spurlock · License #0000008626
(225) 324-2900
Source:
Exprealty
Added: Jul 19
Changed: Aug 20
Last Checked: Sep 5 at 11:28AM
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 Locations Real Estate
Investment Insights
Based on property information with market context.
This mixed-use income building offers three business offices on the first floor, totaling 3,750.00, with three rental units on the second floor and two additional units on the third floor. The property totals 9,495 and is described as being in excellent condition.
The building includes space that can be used for long-term rentals or short-term rentals, and attached paperwork highlights improvements and related statistics, along with a list of listings for four of the short-term rentals. The property has been appraised, and the sellers have moved out of state, which is noted as the reason for the sale.
All units and office space are included within the existing structure as configured, with the opportunity to operate both office and residential income uses from the same property.
The building includes space that can be used for long-term rentals or short-term rentals, and attached paperwork highlights improvements and related statistics, along with a list of listings for four of the short-term rentals. The property has been appraised, and the sellers have moved out of state, which is noted as the reason for the sale.
All units and office space are included within the existing structure as configured, with the opportunity to operate both office and residential income uses from the same property.
Key Highlights
- Three business offices on the first floor totaling 3,750 SF
- Five rental units on the second floor for rentals or Air B&B
- Two additional units on the third floor for long‑term rentals or Air B&B
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
$90,817
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
6.37%
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%
$1,816,340
$1.8M
Cap Rate 7%
$1,297,386
$1.3M
Cap Rate 9%
$1,009,078
$1.0M
Market Conditions
NOI Build-Up for 9,495 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
$124.2K $13.08/SF
− Vacancy
−$3.1K −$0.33/SF
EGI
$121.1K $12.75/SF
− OpEx
−$30.3K −$3.19/SF
NOI
$90.8K $9.56/SF
Area
Baton Rouge, LA
Vacancy
2.50%
Lease Rate
$13.08 /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%
$1,816,340
Cap Rate 7%
$1,297,386
Cap Rate 9%
$1,009,078
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.51M
NOI $90,817 @ 7.0% cap · market cap 6.37%
Second Best
Apartment 5plus
$1.24M
$1.09M – $1.45M
NOI $86,937 @ 7.0% cap · market cap 6.10%
Theoretical Best
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $159,178 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
5
Residential units
Location Intelligence
Trade Area within ½ mile
925
Businesses Nearby
Explore this area
Business Placement
Demographics for 70806, LA
27,898
Population
14,972
Households
1.9
Avg Household Size
37
Median Age
40%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
3,135
Density / Sq Mi
$53,430
Median Household Income
$41,894
Median Earnings
$1,014
Median Rent
$321,400
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?
Short term rental property - Three first-floor business offices and five rental units across two additional floors in excellent condition.
Where is this short term rental property located?
The property is located at 1012 S Acadian Trwy Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,425,000.
What are key features of this property?
This property features: Three business offices on the first floor totaling 3,750 SF; Five rental units on the second floor for rentals or Air B&B; Two additional units on the third floor for long‑term rentals or Air B&B
