Multi-Suite Office
For Sale
$990,000
2161 Quail Run Dr, Baton Rouge, LA 70808
Flexible office configuration supports separate occupants with private entrances, shared parking, and upgraded interior finishes.
Property Size3,730 SF
Price / SF$265.42
Days on Market115
Property Features for 2161 Quail Run Dr
General Information
Standard status
Active
Size
3,730 SF
Property subtype
Office
Additional Details
Road Access
Yes
Office Units
3
Building Details
Year Built
2003
Building Size
3,730 SF
Listing Agency:
Persac Properties Inc
(225) 767-0220
Listed By:
David Persac · License #17632
(225) 767-0220
Source:
Lacdb.resimplifi
Added: May 10
Changed: Aug 30
Last Checked: Aug 31 at 1:36PM
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 Persac Properties Inc
Investment Insights
Based on property information with market context.
Built in 2003, this 3,730-square-foot office building is arranged as three separately accessible suites with a practical mix of private offices, open work areas, reception spaces, conference facilities, kitchenettes, restrooms, and support rooms. The interior includes vaulted entry areas, 10-foot ceilings, crown molding, and high-end finishes. Abundant parking supports the multi-suite configuration.
Suite A contains 1,865 square feet with three private offices, an executive office, conference room, open workspace, reception and waiting area, supply/IT room, kitchenette, and two restrooms. Suite B provides 1,149 square feet with three private offices, reception and waiting space, a supply/IT room, kitchenette, and one restroom. Suite C measures 716 square feet and includes three private offices, reception and waiting space, a coffee bar, and one restroom.
The property is located in Quail Run Office Park off Perkins Road, between College Drive and Essen Lane, in South Baton Rouge.
Suite A contains 1,865 square feet with three private offices, an executive office, conference room, open workspace, reception and waiting area, supply/IT room, kitchenette, and two restrooms. Suite B provides 1,149 square feet with three private offices, reception and waiting space, a supply/IT room, kitchenette, and one restroom. Suite C measures 716 square feet and includes three private offices, reception and waiting space, a coffee bar, and one restroom.
The property is located in Quail Run Office Park off Perkins Road, between College Drive and Essen Lane, in South Baton Rouge.
Key Highlights
- 3,730‑square‑foot office building completed in 2003
- Three suites totaling 3,730 square feet with private entrances
- Suite A: 1,865 square feet with three private offices, executive office, conference room, and two restrooms
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
$35,677
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
3.60%
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%
$713,540
$713.5K
Cap Rate 7%
$509,671
$509.7K
Cap Rate 9%
$396,411
$396.4K
Market Conditions
NOI Build-Up for 3,730 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
$48.8K $13.08/SF
− Vacancy
−$1.2K −$0.33/SF
EGI
$47.6K $12.75/SF
− OpEx
−$11.9K −$3.19/SF
NOI
$35.7K $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%
$713,540
Cap Rate 7%
$509,671
Cap Rate 9%
$396,411
Alternative Uses
Best Use
Office B
$509.7K
$446.0K – $594.6K
NOI $35,677 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$893.3K
$781.6K – $1.04M
NOI $62,531 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 70808, LA
32,510
Population
18,833
Households
1.7
Avg Household Size
35
Median Age
65%
College-Educated
97%
High-School Grad
12.0 sq mi
ZIP Area
2,709
Density / Sq Mi
$69,078
Median Household Income
$41,162
Median Earnings
$1,283
Median Rent
$392,600
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 - Flexible office configuration supports separate occupants with private entrances, shared parking, and upgraded interior finishes.
Where is this office building located?
The property is located at 2161 Quail Run Dr Baton Rouge, LA.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: 3,730‑square‑foot office building completed in 2003; Three suites totaling 3,730 square feet with private entrances; Suite A: 1,865 square feet with three private offices, executive office, conference room, and two restrooms
