Flex Space with Secured
For Sale
$515,000
11590 Harrells Ferry Rd, Baton Rouge, LA 70816
C-2 flex property off I-12 with secured fenced yard, office/warehouse-shop, and an on-site residence plus leased billboard income.
Property Size4,794 SF
Price / SF$107.43
Days on Market229
Property Features for 11590 Harrells Ferry Rd
General Information
Standard status
Active
Size
4,794 SF
Property subtype
General Commercial
Zoning
C-2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
None, Central Air, A/C - Other
3
Parking.
Secured, Unit Garage, Concrete Driveway, Lot.
225x175x230x246
Extra Storage.
Listing Agency:
PINO & Associates
(225) 444-5664
Listed By:
Lori Palmer
(225) 444-5664
Source:
Xome
Added: Jan 11
Changed: Aug 25
Last Checked: Aug 28 at 7:15AM
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 PINO & Associates
Investment Insights
Based on property information with market context.
This C-2 zoned flex property combines commercial buildings with outdoor operations space. The site is fully fenced and secured with an electric gate and includes an expansive gravel yard, plus covered and uncovered parking areas to support equipment staging, fleet parking, or secure storage. Improvements include approximately 1,500 SF of office space and an adjoining warehouse/shop used for equipment and tool operations and storage. The property also features a 3,469 SF main residence with multiple bedrooms, a full kitchen, and flexible interior space.
Located just off I-12 on N. Harrell’s Ferry Rd in Baton Rouge, the property is positioned for high visibility and convenient interstate access. A leased billboard on-site provides an existing income stream.
Overall, the layout supports multiple on-site functions through the combination of office, warehouse/shop, and secured yard space, with the residence offering additional live-work flexibility or separate rental potential.
Located just off I-12 on N. Harrell’s Ferry Rd in Baton Rouge, the property is positioned for high visibility and convenient interstate access. A leased billboard on-site provides an existing income stream.
Overall, the layout supports multiple on-site functions through the combination of office, warehouse/shop, and secured yard space, with the residence offering additional live-work flexibility or separate rental potential.
Key Highlights
- C‑2 zoned commercial property just off I‑12 on N. Harrell’s Ferry Rd with strong interstate exposure.
- Leased billboard on‑site generates passive income.
- Fully fenced and secured site with electric gate, plus expansive gravel yard for storage and staging.
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
$38,820
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
7.54%
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%
$776,400
$776.4K
Cap Rate 7%
$554,571
$554.6K
Cap Rate 9%
$431,333
$431.3K
Market Conditions
NOI Build-Up for 4,794 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
$46.6K $9.72/SF
− Vacancy
−$927 −$0.19/SF
EGI
$45.7K $9.53/SF
− OpEx
−$6.9K −$1.43/SF
NOI
$38.8K $8.10/SF
Area
Baton Rouge, LA
Vacancy
1.99%
Lease Rate
$9.72 /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%
$776,400
Cap Rate 7%
$554,571
Cap Rate 9%
$431,333
Alternative Uses
Best Use
Warehouse
$554.6K
$485.3K – $647.0K
NOI $38,820 @ 7.0% cap · market cap 7.54%
Second Best
Industrial
$456.7K
$399.6K – $532.8K
NOI $31,969 @ 7.0% cap · market cap 6.21%
Theoretical Best
Specialty Retail
$1.15M
$1.00M – $1.34M
NOI $80,368 @ 7.0% cap · market cap 15.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,382
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70816, LA
45,232
Population
21,024
Households
2.2
Avg Household Size
34
Median Age
36%
College-Educated
94%
High-School Grad
16.3 sq mi
ZIP Area
2,775
Density / Sq Mi
$65,894
Median Household Income
$39,344
Median Earnings
$1,155
Median Rent
$232,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - C-2 flex property off I-12 with secured fenced yard, office/warehouse-shop, and an on-site residence plus leased billboard income.
Where is this flex space located?
The property is located at 11590 Harrells Ferry Rd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: C‑2 zoned commercial property just off I‑12 on N. Harrell’s Ferry Rd with strong interstate exposure.; Leased billboard on‑site generates passive income.; Fully fenced and secured site with electric gate, plus expansive gravel yard for storage and staging.
