Versatile Commercial Property on
For Sale
Contact for pricing
Pending
11590 N Harrells Ferry Rd, Baton Rouge, LA 70816
Commercial property with warehouse, office, home, and billboard income.
Property Size5,500 SF
Lot Size1.00 Acre
Days on Market339
Property Features for 11590 N Harrells Ferry Rd
General Information
Standard status
Pending
Size
5,500 SF
Lot size
1.00 Acre
Property subtype
Office, Industrial
Zoning
C-2
Building Details
Buildings
2
Stories
1
Listing Agency:
Beau Box Commercial Real Estate
Listed By:
Austin Palmer · License #SALE.995686636-ACT
Source:
Crexi
Added: Sep 8, 2025
Changed: Aug 11
Last Checked: Aug 11 at 7:08AM
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 Beau Box Commercial Real Estate
Investment Insights
Based on property information with market context.
This commercial property, zoned C-2 and situated on approximately one acre of land, presents a versatile opportunity for business owners and investors. Located in a prime location on I-12 near Sherwood Forest Blvd, the property features a large gravel lot providing ample parking and maneuvering space for vehicles. There are 15 covered work bays suitable for automotive services, repair shops, or other businesses requiring sheltered work areas. The property includes an impressive 2,000+ square foot warehouse/office space that can be utilized for storage, inventory management, or administrative purposes. Additionally, there is a spacious 3,500 square foot home boasting three bedrooms and three bathrooms, offering an opportunity for on-site management or rental income. The property also features a billboard that serves as an income generator, offering advertising opportunities. It also has an additional private Billboard. The high traffic volume and prime location provide a competitive advantage for businesses looking to thrive in a bustling commercial area. The property provides the ideal foundation for your business.
Key Highlights
- Prime location on I‑12 near Sherwood Forest Blvd with high traffic volume.
- Large gravel lot provides ample parking and maneuvering space.
- Impressive 2,000+ sq ft warehouse/office space for storage or administration.
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
$44,537
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
8.48%
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%
$890,740
$890.7K
Cap Rate 7%
$636,243
$636.2K
Cap Rate 9%
$494,856
$494.9K
Market Conditions
NOI Build-Up for 5,500 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
$53.5K $9.72/SF
− Vacancy
−$1.1K −$0.19/SF
EGI
$52.4K $9.53/SF
− OpEx
−$7.9K −$1.43/SF
NOI
$44.5K $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%
$890,740
Cap Rate 7%
$636,243
Cap Rate 9%
$494,856
Alternative Uses
Best Use
Retail
$1.23M
$1.08M – $1.43M
NOI $86,057 @ 7.0% cap · market cap 16.39%
Second Best
Office B
$751.5K
$657.6K – $876.8K
NOI $52,606 @ 7.0% cap · market cap 10.02%
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.54M
NOI $92,204 @ 7.0% cap · market cap 17.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,223
Businesses Nearby
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 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?
Mixed-use property - Commercial property with warehouse, office, home, and billboard income.
Where is this mixed-use property located?
The property is located at 11590 N Harrells Ferry Rd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Prime location on I‑12 near Sherwood Forest Blvd with high traffic volume.; Large gravel lot provides ample parking and maneuvering space.; Impressive 2,000+ sq ft warehouse/office space for storage or administration.
