Leased Office-Warehouse Flex
For Sale
$696,000
3915 O'Neal Ln, Baton Rouge, LA 70816
Fully leased office-warehouse with multiple offices, restrooms, four overhead doors, and a fenced yard.
Property Size6,000 SF
Lot Size0.50 Acres
Price / SF$116
Days on Market49
Property Features for 3915 O'Neal Ln
General Information
Standard status
Active
Size
6,000 SF
Total Parking Spaces
10
Lot size
0.50 Acres
Property subtype
Industrial
Occupancy
100%
Warehouse & Industrial
Clear Height
16 ft
Drive-In Doors
4
Additional Details
Fenced Yard
Yes
Building Details
Building Size
6,000 SF
Listing Agency:
Saurage Rotenberg Commercial Real Estate
(225) 229-4371
Listed By:
Brian Nicolich · License #LA #995695629
Source:
Sauragerotenberg
Added: Jun 24
Changed: Aug 10
Last Checked: Aug 11 at 6:10AM
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 fully leased office-warehouse flex facility includes two integrated office areas and warehouse space. The configuration features four offices and four restrooms, supported by four overhead doors for practical loading access. The space offers 16' clear height and 10 parking spaces, and it includes a large, 1/2-acre fenced yard that can support day-to-day staging needs.
The property is offered for sale as a single asset and is currently occupied, with leasing structure that provides remaining terms in place for Suite A (two years remaining) and Suite B (three years remaining). The building and site are designed to function as a combined work-and-storage operation, with the yard enhancing usability beyond the enclosed area.
For tenants, the layout supports light industrial or distribution use alongside office functions, with multiple offices and restrooms already in place. For buyers, the property is presented as an income-producing office-warehouse investment with an in-place tenant arrangement and dedicated loading and yard space for continued operational use.
The property is offered for sale as a single asset and is currently occupied, with leasing structure that provides remaining terms in place for Suite A (two years remaining) and Suite B (three years remaining). The building and site are designed to function as a combined work-and-storage operation, with the yard enhancing usability beyond the enclosed area.
For tenants, the layout supports light industrial or distribution use alongside office functions, with multiple offices and restrooms already in place. For buyers, the property is presented as an income-producing office-warehouse investment with an in-place tenant arrangement and dedicated loading and yard space for continued operational use.
Key Highlights
- Fully leased 6,000 SF office/warehouse with Suite A (2 years remaining) and Suite B (3 years remaining)
- Layout includes four offices and four restrooms across the building
- 16' clear height and four overhead doors for office/warehouse functionality
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
$57,389
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
8.25%
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%
$1,147,780
$1.1M
Cap Rate 7%
$819,843
$819.8K
Cap Rate 9%
$637,656
$637.7K
Market Conditions
NOI Build-Up for 6,000 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
$78.5K $13.08/SF
− Vacancy
−$2.0K −$0.33/SF
EGI
$76.5K $12.75/SF
− OpEx
−$19.1K −$3.19/SF
NOI
$57.4K $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%
$1,147,780
Cap Rate 7%
$819,843
Cap Rate 9%
$637,656
Alternative Uses
Best Use
Office B
$819.8K
$717.4K – $956.5K
NOI $57,389 @ 7.0% cap · market cap 8.25%
Second Best
Warehouse
$694.1K
$607.3K – $809.8K
NOI $48,586 @ 7.0% cap · market cap 6.98%
Theoretical Best
Specialty Retail
$1.44M
$1.26M – $1.68M
NOI $100,586 @ 7.0% cap · market cap 14.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
4
Drive-in doors
100%
Occupancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
354
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Fully leased office-warehouse with multiple offices, restrooms, four overhead doors, and a fenced yard.
Where is this flex space located?
The property is located at 3915 O'Neal Ln Baton Rouge, LA.
What is the asking price?
The asking price for this property is $696,000.
What are key features of this property?
This property features: Fully leased 6,000 SF office/warehouse with Suite A (2 years remaining) and Suite B (3 years remaining); Layout includes four offices and four restrooms across the building; 16' clear height and four overhead doors for office/warehouse functionality
