Central Business District Office
For Sale
$650,000
842 & 846 Main St, Baton Rouge, LA 70802
For-sale office space totaling 4,015 SF in the central business district on Main Street.
Property Size4,015 SF
Price / SF$161.89
Days on Market50
Property Features for 842 & 846 Main St
General Information
Standard status
Active
Size
4,015 SF
Property subtype
Office
Listing Agency:
Saurage Rotenberg Commercial Real Estate
(610) 563-9046
Listed By:
Jack Herrington, CCIM · License #SALE.0995693154-ACT
Source:
Sauragerotenberg
Added: Jun 24
Changed: Jul 10
Last Checked: Aug 12 at 4:08AM
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 Saurage Rotenberg Commercial Real Estate
Investment Insights
Based on property information with market context.
This offering includes 4,015 SF of office space for sale, positioned within the central business district. The property is presented as a dedicated office asset, suitable for organizations seeking a downtown-style location and an established commercial setting at 842 & 846 Main St.
The space is described in the CBD on Main St, placing it in a retail and office corridor environment where tenants and visitors often expect to find professional services. The address format indicates the office is associated with two street-front parcels, which can be helpful for operators evaluating access and entry planning.
For prospective buyers, this is a straightforward opportunity to acquire a mid-sized office property centered on an in-town Main Street address. It may fit professional firms, small to mid-size service businesses, or other office users looking to secure a dedicated footprint within the central business district. As presented, the transaction is for sale, offering a clear path for buyers who want an office configuration rather than a larger mixed-use redevelopment concept. Buyers are encouraged to review the details of the existing improvements and layout during due diligence to confirm fit for their intended occupancy and operations.
The space is described in the CBD on Main St, placing it in a retail and office corridor environment where tenants and visitors often expect to find professional services. The address format indicates the office is associated with two street-front parcels, which can be helpful for operators evaluating access and entry planning.
For prospective buyers, this is a straightforward opportunity to acquire a mid-sized office property centered on an in-town Main Street address. It may fit professional firms, small to mid-size service businesses, or other office users looking to secure a dedicated footprint within the central business district. As presented, the transaction is for sale, offering a clear path for buyers who want an office configuration rather than a larger mixed-use redevelopment concept. Buyers are encouraged to review the details of the existing improvements and layout during due diligence to confirm fit for their intended occupancy and operations.
Key Highlights
- 4,015 SF office space for sale
- Located in the CBD on Main St.
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
$38,402
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
5.91%
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%
$768,040
$768.0K
Cap Rate 7%
$548,600
$548.6K
Cap Rate 9%
$426,689
$426.7K
Market Conditions
NOI Build-Up for 4,015 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
$52.5K $13.08/SF
− Vacancy
−$1.3K −$0.33/SF
EGI
$51.2K $12.75/SF
− OpEx
−$12.8K −$3.19/SF
NOI
$38.4K $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%
$768,040
Cap Rate 7%
$548,600
Cap Rate 9%
$426,689
Alternative Uses
Best Use
Office B
$548.6K
$480.0K – $640.0K
NOI $38,402 @ 7.0% cap · market cap 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$961.6K
$841.4K – $1.12M
NOI $67,309 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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 - For-sale office space totaling 4,015 SF in the central business district on Main Street.
Where is this office units located?
The property is located at 842 & 846 Main St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,015 SF office space for sale; Located in the CBD on Main St.
