Class A End-Unit Office
For Sale
$369,000
16851 Jefferson Hwy #4a, Baton Rouge, LA 70817
Professional office space in a maintained park with surface parking and convenient access to regional highways.
Property Size1,802 SF
Price / SF$204.77
Days on Market16
Property Features for 16851 Jefferson Hwy #4a
General Information
Standard status
Active
Size
1,802 SF
Class
Class A
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Keller Williams Realty-First Choice
(225) 744-0045
Listed By:
Morgan Allison · License #995702632
Source:
Larry.agent225
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 31 at 6:34PM
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 Keller Williams Realty-First Choice
Investment Insights
Based on property information with market context.
Suite 4A provides 1,802 SF of Class A office space in an end-unit configuration within a professionally maintained office park. The suite is presented as turnkey, with no deferred maintenance identified in the property information, and is suited to professional office operations. A new roof was installed as of April 2026.
The property is positioned at the intersection of Jefferson Hwy and Highland Rd, with connections to Airline Hwy and I-10. Surface parking is available throughout the park, while shopping and dining amenities are located minutes away. Suite 4C, a nearby occupied office suite within the same development, is also offered for purchase and provides an opportunity to pair an operating headquarters with an income-producing asset.
The property is positioned at the intersection of Jefferson Hwy and Highland Rd, with connections to Airline Hwy and I-10. Surface parking is available throughout the park, while shopping and dining amenities are located minutes away. Suite 4C, a nearby occupied office suite within the same development, is also offered for purchase and provides an opportunity to pair an operating headquarters with an income-producing asset.
Key Highlights
- 1,802 SF Class A end‑unit office suite
- New roof installed as of April 2026
- Located at Jefferson Hwy and Highland Rd
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
$17,236
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
4.67%
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%
$344,720
$344.7K
Cap Rate 7%
$246,229
$246.2K
Cap Rate 9%
$191,511
$191.5K
Market Conditions
NOI Build-Up for 1,802 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
$23.6K $13.08/SF
− Vacancy
−$589 −$0.33/SF
EGI
$23.0K $12.75/SF
− OpEx
−$5.7K −$3.19/SF
NOI
$17.2K $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%
$344,720
Cap Rate 7%
$246,229
Cap Rate 9%
$191,511
Alternative Uses
Best Use
Office B
$246.2K
$215.5K – $287.3K
NOI $17,236 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$431.6K
$377.6K – $503.5K
NOI $30,209 @ 7.0% cap · market cap 8.19%
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
357
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
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Frequently Asked Questions
What type of property is this?
Office units - Professional office space in a maintained park with surface parking and convenient access to regional highways.
Where is this office units located?
The property is located at 16851 Jefferson Hwy #4a Baton Rouge, LA.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 1,802 SF Class A end‑unit office suite; New roof installed as of April 2026; Located at Jefferson Hwy and Highland Rd
