Ground-Level Retail
For Sale
Contact for pricing
2834 Highland Rd, Baton Rouge, LA 70802
Ground-level multi-tenant retail outlet on a 1-acre lot with three long-term tenants.
Property Size7,800 SF
Lot Size1.00 Acre
Price / SF$217.95
Days on Market261
Property Features for 2834 Highland Rd
General Information
Standard status
Active
Size
7,800 SF
Lot size
1.00 Acre
Property subtype
RETAIL
Building Details
Tenancy
Multi
Listing Agency:
Castro Real Estate Services, LLC
Listed By:
Miguel A Castro, Jr
(225) 936-7643
Source:
Moodyscre
Added: Dec 18, 2025
Changed: Aug 15
Last Checked: Jul 21 at 12:29PM
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 Castro Real Estate Services, LLC
Investment Insights
Based on property information with market context.
2834 Highland Rd is a ground-level retail outlet on a 1-acre commercial lot. The property totals 7,800 square feet and operates as a multi-tenant center, with three tenants in place.
The site is located in Old South Baton Rouge and is described as serving the local community and the nearby LSU area. The property is surrounded by major shops, educational sites, and a large public park.
For prospective investors, the key on-site takeaway is the existing tenant lineup and the retail configuration within a single, ground-level commercial parcel.
The site is located in Old South Baton Rouge and is described as serving the local community and the nearby LSU area. The property is surrounded by major shops, educational sites, and a large public park.
For prospective investors, the key on-site takeaway is the existing tenant lineup and the retail configuration within a single, ground-level commercial parcel.
Key Highlights
- Ground‑level multi‑tenant retail outlet on a 1‑acre commercial lot in Old South Baton Rouge
- Three tenants in place, each described as long‑term, providing ongoing income
- Location serves the local community and the nearby LSU area
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
$122,045
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
7.18%
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%
$2,440,900
$2.4M
Cap Rate 7%
$1,743,500
$1.7M
Cap Rate 9%
$1,356,056
$1.4M
Market Conditions
NOI Build-Up for 7,800 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
$175.0K $22.44/SF
− Vacancy
−$683 −$0.09/SF
EGI
$174.3K $22.35/SF
− OpEx
−$52.3K −$6.71/SF
NOI
$122.0K $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%
$2,440,900
Cap Rate 7%
$1,743,500
Cap Rate 9%
$1,356,056
Alternative Uses
Best Use
Retail
$1.74M
$1.53M – $2.03M
NOI $122,045 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.87M
$1.63M – $2.18M
NOI $130,762 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
131k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 72%
Shops & Services 26%
Electronics 1%
Apparel 1%
Raising Cane's Chicken Fingers
Dining
24,676 visits/mo
0.3 miles
Chipotle Mexican Grill
Dining
16,197 visits/mo
0.3 miles
Burger King
Dining
13,917 visits/mo
0.1 miles
Circle K
Shops & Services
13,280 visits/mo
0.3 miles
Buffalo Wild Wings
Dining
12,298 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Ground-level multi-tenant retail outlet on a 1-acre lot with three long-term tenants.
Where is this retail space located?
The property is located at 2834 Highland Rd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Ground‑level multi‑tenant retail outlet on a 1‑acre commercial lot in Old South Baton Rouge; Three tenants in place, each described as long‑term, providing ongoing income; Location serves the local community and the nearby LSU area
