Renovated Class A Office
For Sale
$13,500,000
Pending
4455 American Way, Baton Rouge, LA 70816
Four-story Class A office building fully renovated in 2023 with backup generator and available first- and second-floor sublease space.
Property Size68,600 SF
Days on Market981
Property Features for 4455 American Way
General Information
Standard status
Pending
Size
68,600 SF
Class
A
Total Parking Spaces
462
Property subtype
Office
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
LED lighting
new ceiling grid and tiles
new paint and flooring
updated common area
upgraded restrooms
backup generator
new landscaping
resurfaced parking lot
Water
Sewer
Building Details
Year Built
1998
Year Renovated
2023
Stories
4
Listing Agency:
Lee & Associates
Listed By:
Evan Scroggs · License #995712516 (LA)
(225) 427-9200
Source:
Lacdb.resimplifi
Added: Jan 1, 2024
Changed: Sep 8
Last Checked: Aug 26 at 12:18PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
4455 American Way is a four-story, Class A office building that was completely renovated in 2023. Updates include new landscaping, a resurfaced and restriped parking lot, new LED lighting, new ceiling grid and tiles, new paint and flooring throughout, an updated common area, and upgraded restrooms. The building is equipped with a backup generator designed to support mission-critical operations and function during disaster response.
Sublease space is available on the first two floors totaling 120,800 square feet, and the areas can be leased separately or together. The property provides ample parking with 462 parking spaces and offers access to Interstate 12 and Airline Highway.
The available configuration supports flexible occupancy options across the lower two floors, with the renovated interior systems and common areas intended to support day-to-day office operations.
Sublease space is available on the first two floors totaling 120,800 square feet, and the areas can be leased separately or together. The property provides ample parking with 462 parking spaces and offers access to Interstate 12 and Airline Highway.
The available configuration supports flexible occupancy options across the lower two floors, with the renovated interior systems and common areas intended to support day-to-day office operations.
Key Highlights
- 68,600 SF, four‑story Class A office building located northeast of the Coursey Blvd and American Way intersection
- Completely renovated in 2023 with new LED lighting, ceiling grid and tiles, new paint and flooring, updated common areas, and upgraded restrooms
- Backup generator supports mission‑critical capacity and operation during disaster response
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
$656,142
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
4.86%
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%
$13,122,840
$13.1M
Cap Rate 7%
$9,373,457
$9.4M
Cap Rate 9%
$7,290,467
$7.3M
Market Conditions
NOI Build-Up for 68,600 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
$897.3K $13.08/SF
− Vacancy
−$22.4K −$0.33/SF
EGI
$874.9K $12.75/SF
− OpEx
−$218.7K −$3.19/SF
NOI
$656.1K $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%
$13,122,840
Cap Rate 7%
$9,373,457
Cap Rate 9%
$7,290,467
Alternative Uses
Best Use
Office B
$9.37M
$8.20M – $10.94M
NOI $656,142 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$16.43M
$14.38M – $19.17M
NOI $1,150,035 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,593
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 - Four-story Class A office building fully renovated in 2023 with backup generator and available first- and second-floor sublease space.
Where is this office building located?
The property is located at 4455 American Way Baton Rouge, LA.
What is the asking price?
The asking price for this property is $13,500,000.
What are key features of this property?
This property features: 68,600 SF, four‑story Class A office building located northeast of the Coursey Blvd and American Way intersection; Completely renovated in 2023 with new LED lighting, ceiling grid and tiles, new paint and flooring, updated common areas, and upgraded restrooms; Backup generator supports mission‑critical capacity and operation during disaster response
