Garden-Style Office Building with Outdoor
For Sale
$1,950,000
10542 North Glenstone Place, Baton Rouge, LA 70810
Leased garden-style office with 9-foot ceilings, private offices, and covered outdoor seating in a quiet setting.
Property Size7,383 SF
Price / SF$264.12
Days on Market45
Property Features for 10542 North Glenstone Place
General Information
Standard status
Active
Size
7,383 SF
Class
A
Property subtype
Office
Zoning
C-2
Additional Details
Clear Height
9 ft
Building Details
Building Size
7,383 SF
Stories
2
Listing Agency:
Saurage Rotenberg Commercial Real Estate
(610) 563-9046
Listed By:
Jack Herrington, CCIM · License #SALE.0995693154-ACT
Source:
Sauragerotenberg
Added: Jun 29
Changed: Aug 10
Last Checked: Aug 11 at 5:13AM
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 garden-style office building totals 7,383 SF and is finished with high-end materials and 9-foot ceilings throughout. The layout supports both private and collaborative work, with the 1st floor offering approximately 5,334 SF, including 12+ private offices and a bull/pen area. Additional functionality is provided by a full kitchen, two large storage rooms, and a covered outdoor seating area. The 2nd floor is approximately 2,095 SF with an open work area for about 10 large workstations, plus six smaller cubicles.
The property is set off a quiet cul-de-sac and overlooks the BREC Bluebonnet Swamp Nature Center. It is zoned C-2 and offers ample parking for staff and visitors.
For buyers seeking an income-producing office asset, the building is leased through August 2028. The mix of private offices, bull/pen space, open workstations, and storage is well-suited for professional services teams that need both enclosed rooms and shared workspace, supported by on-site kitchen and covered outdoor seating for day-to-day operations.
The property is set off a quiet cul-de-sac and overlooks the BREC Bluebonnet Swamp Nature Center. It is zoned C-2 and offers ample parking for staff and visitors.
For buyers seeking an income-producing office asset, the building is leased through August 2028. The mix of private offices, bull/pen space, open workstations, and storage is well-suited for professional services teams that need both enclosed rooms and shared workspace, supported by on-site kitchen and covered outdoor seating for day-to-day operations.
Key Highlights
- 7,383 SF garden‑style office building on a quiet cul‑de‑sac off Bluebonnet Blvd.
- Leased through August 2028.
- 9‑ft ceilings and high‑end finishes throughout.
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
$70,617
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
3.62%
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%
$1,412,340
$1.4M
Cap Rate 7%
$1,008,814
$1.0M
Cap Rate 9%
$784,633
$784.6K
Market Conditions
NOI Build-Up for 7,383 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
$96.6K $13.08/SF
− Vacancy
−$2.4K −$0.33/SF
EGI
$94.2K $12.75/SF
− OpEx
−$23.5K −$3.19/SF
NOI
$70.6K $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%
$1,412,340
Cap Rate 7%
$1,008,814
Cap Rate 9%
$784,633
Alternative Uses
Best Use
Office B
$1.01M
$882.7K – $1.18M
NOI $70,617 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.77M
$1.55M – $2.06M
NOI $123,771 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9 ft
Clear height
Location Intelligence
Trade Area within ½ mile
792
Businesses Nearby
Explore this area
Business Placement
Demographics for 70810, LA
42,472
Population
19,195
Households
2.2
Avg Household Size
38
Median Age
55%
College-Educated
95%
High-School Grad
26.2 sq mi
ZIP Area
1,621
Density / Sq Mi
$93,712
Median Household Income
$52,510
Median Earnings
$1,406
Median Rent
$353,100
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 building - Leased garden-style office with 9-foot ceilings, private offices, and covered outdoor seating in a quiet setting.
Where is this office building located?
The property is located at 10542 North Glenstone Place Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 7,383 SF garden‑style office building on a quiet cul‑de‑sac off Bluebonnet Blvd.; Leased through August 2028.; 9‑ft ceilings and high‑end finishes throughout.
