Leased Office Units with Salon
For Sale
$211,000
11919 Bricksome Ave Units E6 & E8, Baton Rouge, LA 70816
Two office condominium units provide an established salon-suite configuration within LC2 zoning near Sherwood Forest Boulevard and I-12.
Property Size1,456 SF
Days on Market93
Property Features for 11919 Bricksome Ave Units E6 & E8
General Information
Standard status
Active
Size
1,456 SF
Class
B
Property subtype
Office
Building Details
Building Size
1,456 SF
Listing Agency:
(225) 938-3148
Listed By:
Lindsay Redhead, MBA
(225) 938-3148
Source:
Elifinrealty
Added: Jun 2
Changed: Aug 31
Last Checked: Sep 1 at 4:30PM
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 Lindsay Redhead, MBA
Investment Insights
Based on property information with market context.
Units E6 and E8 at 11919 Bricksome Ave comprise approximately 1,456 SF of office condominium space. The units are leased to salon suites and are described as well maintained, providing an existing commercial configuration for the property.
The site is approximately 1 minute from S Sherwood Forest Blvd and approximately 3 minutes from I-12. Nearby amenities include Mango’s Outdoor Volleyball complex and Raising Cane’s. The property is zoned LC2 - Light Commercial Two.
The site is approximately 1 minute from S Sherwood Forest Blvd and approximately 3 minutes from I-12. Nearby amenities include Mango’s Outdoor Volleyball complex and Raising Cane’s. The property is zoned LC2 - Light Commercial Two.
Key Highlights
- Combined ±1,456 SF across Units E6 and E8
- Leased to salon suites
- Approximately ±1 minute from S Sherwood Forest Blvd
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
$13,926
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
6.60%
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%
$278,520
$278.5K
Cap Rate 7%
$198,943
$198.9K
Cap Rate 9%
$154,733
$154.7K
Market Conditions
NOI Build-Up for 1,456 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
$19.0K $13.08/SF
− Vacancy
−$476 −$0.33/SF
EGI
$18.6K $12.75/SF
− OpEx
−$4.6K −$3.19/SF
NOI
$13.9K $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%
$278,520
Cap Rate 7%
$198,943
Cap Rate 9%
$154,733
Alternative Uses
Best Use
Office B
$198.9K
$174.1K – $232.1K
NOI $13,926 @ 7.0% cap · market cap 6.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$348.7K
$305.1K – $406.8K
NOI $24,409 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,532
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
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Frequently Asked Questions
What type of property is this?
Office units - Two office condominium units provide an established salon-suite configuration within LC2 zoning near Sherwood Forest Boulevard and I-12.
Where is this office units located?
The property is located at 11919 Bricksome Ave Units E6 & E8 Baton Rouge, LA.
What is the asking price?
The asking price for this property is $211,000.
What are key features of this property?
This property features: Combined ±1,456 SF across Units E6 and E8; Leased to salon suites; Approximately ±1 minute from S Sherwood Forest Blvd
