Former Law Office
For Sale
$265,000
4811 North Blvd, Baton Rouge, LA 70806
Former law office offering two entrances, reception space, conference room, and monument signage along North Blvd.
Property Size2,211 SF
Days on Market94
Property Features for 4811 North Blvd
General Information
Standard status
Active
Size
2,211 SF
Class
B
Total Parking Spaces
14
Property subtype
Office
Building Details
Building Size
2,211 SF
Listed By:
Lindsay Redhead, MBA
(225) 938-3148
Source:
Elifinrealty
Added: Jun 2
Changed: Aug 8
Last Checked: Sep 2 at 3:04PM
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.
4811 North Blvd is a former law office opportunity with monument signage in place along North Blvd. The layout includes reception space and a conference room, along with built-in shelving, and is supported by two separate entrances that can accommodate a potential multi-tenant configuration.
The property is located just off N Acadian Thruway, one of Baton Rouge’s primary north–south corridors, providing straightforward access for staff and visitors. On-site parking includes 14 spaces.
As presented, the suite offers a professional interior configuration centered around client reception and meeting space, with built-in shelving included throughout.
The property is located just off N Acadian Thruway, one of Baton Rouge’s primary north–south corridors, providing straightforward access for staff and visitors. On-site parking includes 14 spaces.
As presented, the suite offers a professional interior configuration centered around client reception and meeting space, with built-in shelving included throughout.
Key Highlights
- Former law office at 4811 North Blvd just off N Acadian Thruway in Baton Rouge
- Monument signage in place along North Blvd
- Two separate entrances offering flexibility for a multi‑tenant configuration
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
$21,148
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
7.98%
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%
$422,960
$423.0K
Cap Rate 7%
$302,114
$302.1K
Cap Rate 9%
$234,978
$235.0K
Market Conditions
NOI Build-Up for 2,211 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
$28.9K $13.08/SF
− Vacancy
−$723 −$0.33/SF
EGI
$28.2K $12.75/SF
− OpEx
−$7.0K −$3.19/SF
NOI
$21.1K $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%
$422,960
Cap Rate 7%
$302,114
Cap Rate 9%
$234,978
Alternative Uses
Best Use
Office B
$302.1K
$264.4K – $352.5K
NOI $21,148 @ 7.0% cap · market cap 7.98%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$529.5K
$463.3K – $617.8K
NOI $37,066 @ 7.0% cap · market cap 13.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,376
Businesses Nearby
Explore this area
Business Placement
Demographics for 70806, LA
27,898
Population
14,972
Households
1.9
Avg Household Size
37
Median Age
40%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
3,135
Density / Sq Mi
$53,430
Median Household Income
$41,894
Median Earnings
$1,014
Median Rent
$321,400
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 - Former law office offering two entrances, reception space, conference room, and monument signage along North Blvd.
Where is this office units located?
The property is located at 4811 North Blvd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Former law office at 4811 North Blvd just off N Acadian Thruway in Baton Rouge; Monument signage in place along North Blvd; Two separate entrances offering flexibility for a multi‑tenant configuration
