Class A Office Building in
For Sale
$2,500,000
9373 Baringer Foreman Rd Building 3, Baton Rouge, LA 70817
Fully leased Class A office building with high-end finishes and flexible floor plans inside the Baringer Block development.
Property Size10,550 SF
Days on Market28
Property Features for 9373 Baringer Foreman Rd Building 3
General Information
Standard status
Active
Size
10,550 SF
Class
A
Property subtype
Office - General Office
Building Details
Building Size
10,550 SF
Units
5
Listing Agency:
ELIFIN Realty
(800) 895-9329
Listed By:
Fabian H.C. Edwards
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 8
Last Checked: Aug 18 at 7:31AM
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 ELIFIN Realty
Investment Insights
Based on property information with market context.
Now available for sale, 9373 Baringer Foreman Rd (Building 3) is a fully leased Class A office building within the architecturally unique Baringer Block development in South Baton Rouge. The building offers high-end finishes, flexible floor plans, and a modern facade designed to stand out from typical office parks.
Located along Airline Hwy, the property benefits from high visibility, with an average of 32,300 vehicles passing daily. Within the development, parking, entry drives, and monument signage are in place, and two of the five planned buildings are completed.
The broader area includes nearby connections to major activity, including Long Farm, a 273-acre mixed-use development located about 0.3 miles southeast, and easy access to Woman’s Hospital about 1.7 miles south.
Located along Airline Hwy, the property benefits from high visibility, with an average of 32,300 vehicles passing daily. Within the development, parking, entry drives, and monument signage are in place, and two of the five planned buildings are completed.
The broader area includes nearby connections to major activity, including Long Farm, a 273-acre mixed-use development located about 0.3 miles southeast, and easy access to Woman’s Hospital about 1.7 miles south.
Key Highlights
- Fully leased Class A office building inside the Baringer Block development in South Baton Rouge
- High‑visibility location on Airline Hwy with about 32,300 vehicles passing daily
- Architecturally unique building with high‑end finishes and a modern, eye‑catching facade
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
$100,908
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
4.04%
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%
$2,018,160
$2.0M
Cap Rate 7%
$1,441,543
$1.4M
Cap Rate 9%
$1,121,200
$1.1M
Market Conditions
NOI Build-Up for 10,550 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
$138.0K $13.08/SF
− Vacancy
−$3.4K −$0.33/SF
EGI
$134.5K $12.75/SF
− OpEx
−$33.6K −$3.19/SF
NOI
$100.9K $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%
$2,018,160
Cap Rate 7%
$1,441,543
Cap Rate 9%
$1,121,200
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,908 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.53M
$2.21M – $2.95M
NOI $176,864 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 70817, LA
35,025
Population
14,106
Households
2.5
Avg Household Size
40
Median Age
50%
College-Educated
96%
High-School Grad
25.4 sq mi
ZIP Area
1,379
Density / Sq Mi
$102,878
Median Household Income
$58,613
Median Earnings
$1,363
Median Rent
$288,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Fully leased Class A office building with high-end finishes and flexible floor plans inside the Baringer Block development.
Where is this office building located?
The property is located at 9373 Baringer Foreman Rd Building 3 Baton Rouge, LA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Fully leased Class A office building inside the Baringer Block development in South Baton Rouge; High‑visibility location on Airline Hwy with about 32,300 vehicles passing daily; Architecturally unique building with high‑end finishes and a modern, eye‑catching facade
