Renovated Office Building with
For Sale
$650,000
846 Main St, Baton Rouge, LA 70802
C2-zoned CBD office property with private offices, conference space, parking, and access from both the front and rear.
Property Size4,015 SF
Price / SF$161.89
Days on Market1028
Property Features for 846 Main St
General Information
Standard status
Active
Size
4,015 SF
Property subtype
Office
Zoning
C2
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Listing Agency:
Saurage Rotenberg Commercial Real Estate, LLC
(610) 563-9046
Listed By:
Jack Herrington · License #SALE.0995693154-ACT
(610) 563-9046
Source:
Lacdb.resimplifi
Added: Nov 6, 2023
Changed: Aug 29
Last Checked: Aug 30 at 1:15PM
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 Saurage Rotenberg Commercial Real Estate, LLC
Investment Insights
Based on property information with market context.
This renovated office building in the CBD includes 4 private offices, 2 restrooms, a large bullpen, a glass conference room, and a break room. On-site parking is provided, with access to the building from both the front and rear. The property is suited to professional and institutional office operations, including legal, government service, and nonprofit uses identified in the listing.
Located at 846 Main St in Baton Rouge, the property sits one block from the interstate and within walking distance of the Federal Courthouse, restaurants, and the Government Complex. C2 zoning and a central downtown setting support its commercial office profile.
Located at 846 Main St in Baton Rouge, the property sits one block from the interstate and within walking distance of the Federal Courthouse, restaurants, and the Government Complex. C2 zoning and a central downtown setting support its commercial office profile.
Key Highlights
- Renovated office building with 4 private offices and 2 restrooms
- Large bullpen, glass conference room, and break room
- On‑site parking with front and rear building access
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
$38,402
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
5.91%
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%
$768,040
$768.0K
Cap Rate 7%
$548,600
$548.6K
Cap Rate 9%
$426,689
$426.7K
Market Conditions
NOI Build-Up for 4,015 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
$52.5K $13.08/SF
− Vacancy
−$1.3K −$0.33/SF
EGI
$51.2K $12.75/SF
− OpEx
−$12.8K −$3.19/SF
NOI
$38.4K $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%
$768,040
Cap Rate 7%
$548,600
Cap Rate 9%
$426,689
Alternative Uses
Best Use
Office B
$548.6K
$480.0K – $640.0K
NOI $38,402 @ 7.0% cap · market cap 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$961.6K
$841.4K – $1.12M
NOI $67,309 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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 - C2-zoned CBD office property with private offices, conference space, parking, and access from both the front and rear.
Where is this office building located?
The property is located at 846 Main St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Renovated office building with 4 private offices and 2 restrooms; Large bullpen, glass conference room, and break room; On‑site parking with front and rear building access
