Renovated Freestanding Office
For Sale
$1,250,000
3909 Plaza Tower Dr, Baton Rouge, LA 70816
Freestanding office building offering renovated interior updates, including fresh paint, new carpet, and updated landscaping.
Property Size9,688 SF
Price / SF$129.03
Days on Market79
Property Features for 3909 Plaza Tower Dr
General Information
Standard status
Active
Size
9,688 SF
Class
B
Property subtype
Office
Building Details
Building Size
9,688 SF
Listed By:
Lindsay Redhead, MBA
(225) 938-3148
Source:
Elifinrealty
Added: Jun 17
Changed: Aug 27
Last Checked: Sep 2 at 4:37PM
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.
3909 Plaza Tower Dr is a freestanding office building with 1,968 square feet. The property has been thoughtfully renovated and maintained, with recent improvements including fresh interior and exterior paint, newly installed carpet, and new landscaping.
The building is located just off S Sherwood Forest Blvd in Baton Rouge, providing straightforward access to the surrounding commercial area.
This updated office property is presented for sale and is positioned for an owner-user or investor seeking a maintained, move-in ready office setting.
The building is located just off S Sherwood Forest Blvd in Baton Rouge, providing straightforward access to the surrounding commercial area.
This updated office property is presented for sale and is positioned for an owner-user or investor seeking a maintained, move-in ready office setting.
Key Highlights
- ±6,688 SF freestanding office building for sale
- Renovated and meticulously maintained with recent interior and exterior paint
- Newly installed carpet
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
$92,663
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
7.41%
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%
$1,853,260
$1.9M
Cap Rate 7%
$1,323,757
$1.3M
Cap Rate 9%
$1,029,589
$1.0M
Market Conditions
NOI Build-Up for 9,688 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
$126.7K $13.08/SF
− Vacancy
−$3.2K −$0.33/SF
EGI
$123.6K $12.75/SF
− OpEx
−$30.9K −$3.19/SF
NOI
$92.7K $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%
$1,853,260
Cap Rate 7%
$1,323,757
Cap Rate 9%
$1,029,589
Alternative Uses
Best Use
Office B
$1.32M
$1.16M – $1.54M
NOI $92,663 @ 7.0% cap · market cap 7.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,413 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,412
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 building - Freestanding office building offering renovated interior updates, including fresh paint, new carpet, and updated landscaping.
Where is this office building located?
The property is located at 3909 Plaza Tower Dr Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: ±6,688 SF freestanding office building for sale; Renovated and meticulously maintained with recent interior and exterior paint; Newly installed carpet
