Build-Ready Commercial
For Sale
$2,900,000
9440 Perkins Rd, Baton Rouge, LA 70810
Improved with parking, drive access, and infrastructure supporting vertical construction.
Property Size10,800 SF
Price / SF$268.52
Days on Market1266
Property Features for 9440 Perkins Rd
General Information
Standard status
Active
Size
10,800 SF
Property subtype
Retail
Zoning
LC2
Amenities
Power
Water
Sewer
Listing Agency:
Trusty Investment Properties, LLC
(225) 333-2944
Listed By:
John Trusty
(225) 333-2944
Source:
Lacdb.resimplifi
Added: Mar 14, 2023
Changed: Aug 29
Last Checked: Aug 30 at 2:00PM
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 Trusty Investment Properties, LLC
Investment Insights
Based on property information with market context.
This commercial land offering includes an approximately 10,800 SF retail pad at Perkins Road and Hyacinth Avenue. The site is build-ready rather than raw land, with constructed parking, access from Perkins Road, stormwater detention, and a recorded utility easement already in place.
The parcel is positioned near Perkins Road and Bluebonnet, with Perkins Rowe and Willow Grove identified nearby. I-10 is also minutes away. An established dental office and a restaurant building scheduled to reopen as Mudan are located alongside the development. Recorded servitudes address reciprocal access, shared parking, and common-area rights.
The parcel is positioned near Perkins Road and Bluebonnet, with Perkins Rowe and Willow Grove identified nearby. I-10 is also minutes away. An established dental office and a restaurant building scheduled to reopen as Mudan are located alongside the development. Recorded servitudes address reciprocal access, shared parking, and common-area rights.
Key Highlights
- Approximately ±10,800 SF retail pad
- LC2 zoning stated in the property record
- Built parking and drive access from Perkins Road
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
$168,985
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
5.83%
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%
$3,379,700
$3.4M
Cap Rate 7%
$2,414,071
$2.4M
Cap Rate 9%
$1,877,611
$1.9M
Market Conditions
NOI Build-Up for 10,800 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
$242.4K $22.44/SF
− Vacancy
−$945 −$0.09/SF
EGI
$241.4K $22.35/SF
− OpEx
−$72.4K −$6.71/SF
NOI
$169.0K $15.65/SF
Area
Baton Rouge, LA
Vacancy
0.39%
Lease Rate
$22.44 /SF/Yr
Expense Ratio
30.00%
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%
$3,379,700
Cap Rate 7%
$2,414,071
Cap Rate 9%
$1,877,611
Alternative Uses
Best Use
Retail
$2.41M
$2.11M – $2.82M
NOI $168,985 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.59M
$2.26M – $3.02M
NOI $181,055 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,126
Businesses Nearby
421k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 43%
Shops & Services 20%
Leisure 14%
Groceries 12%
Cinemark
Leisure
60,203 visits/mo
0.4 miles
Barnes & Noble
Shops & Services
52,822 visits/mo
0.3 miles
McDonald's
Dining
28,085 visits/mo
0.3 miles
Raising Cane's Chicken Fingers
Dining
28,069 visits/mo
0.3 miles
Rouses Market
Groceries
27,363 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Improved with parking, drive access, and infrastructure supporting vertical construction.
Where is this commercial land located?
The property is located at 9440 Perkins Rd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Approximately ±10,800 SF retail pad; LC2 zoning stated in the property record; Built parking and drive access from Perkins Road
