Renovated Live-Work
For Sale
$255,000
339 S Acadian Thruway, Baton Rouge, LA 70806
Tudor-style building with residential layout, flexible upstairs space, updated systems, and a detached structure for storage or workspace.
Property Size1,760 SF
Price / SF$144.89
Days on Market131
Property Features for 339 S Acadian Thruway
General Information
Standard status
Active
Size
1,760 SF
Total Parking Spaces
3
Property subtype
Office
Zoning
C1
Amenities
original hardwood floors
tall ceilings
gas-equipped kitchen
fenced yard
detached storage building
3 Parking Spaces
Building Details
Year Built
1953
Construction
Tudor
Listing Agency:
Kaizen Home Sales and Services, LLC
(225) 396-2215
Listed By:
Wyatt Graves · License #72326
(225) 396-2215
Source:
Lacdb.resimplifi
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 30 at 1:09PM
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 Kaizen Home Sales and Services, LLC
Investment Insights
Based on property information with market context.
This 1,760-square-foot Tudor-style property combines a three-bedroom, two-bath layout with flexible commercial and residential functionality. The interior includes original hardwood floors, tall ceilings, and a gas-equipped kitchen, while an upstairs flex area can accommodate office, workspace, or storage needs. C1 zoning is in place, with residential rental, short-term rental, live-work, and office use identified in the property information; buyers should verify permitted uses.
Recent improvements include a 2019 roof, 2022 exterior paint, 2023 gutter, fencing, and drainage work, plus updated HVAC systems and a new downstairs unit installed in 2024. A 368-square-foot detached structure adds separate storage or workspace, and the fenced yard provides enclosed outdoor area. The property is located in Baton Rouge’s Mid City Arts District near restaurants, festivals, and Mardi Gras routes.
Recent improvements include a 2019 roof, 2022 exterior paint, 2023 gutter, fencing, and drainage work, plus updated HVAC systems and a new downstairs unit installed in 2024. A 368-square-foot detached structure adds separate storage or workspace, and the fenced yard provides enclosed outdoor area. The property is located in Baton Rouge’s Mid City Arts District near restaurants, festivals, and Mardi Gras routes.
Key Highlights
- 1,760 SF Tudor‑style property with 3 bedrooms and 2 full baths
- C1 zoning with live‑work, office, residential rental, and short‑term rental use potential; buyer to verify
- Upstairs flex area for office, workspace, or storage
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
$16,834
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
6.60%
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%
$336,680
$336.7K
Cap Rate 7%
$240,486
$240.5K
Cap Rate 9%
$187,044
$187.0K
Market Conditions
NOI Build-Up for 1,760 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
$23.0K $13.08/SF
− Vacancy
−$576 −$0.33/SF
EGI
$22.4K $12.75/SF
− OpEx
−$5.6K −$3.19/SF
NOI
$16.8K $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%
$336,680
Cap Rate 7%
$240,486
Cap Rate 9%
$187,044
Alternative Uses
Best Use
Office B
$240.5K
$210.4K – $280.6K
NOI $16,834 @ 7.0% cap · market cap 6.60%
Second Best
Mixed Use
$235.3K
$205.9K – $274.6K
NOI $16,474 @ 7.0% cap · market cap 6.46%
Theoretical Best
Specialty Retail
$421.5K
$368.8K – $491.8K
NOI $29,505 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,693
Businesses Nearby
Explore this area
Business Placement
Demographics for 70806, LA
27,898
Population
14,972
Households
1.9
Avg Household Size
37
Median Age
40%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
3,135
Density / Sq Mi
$53,430
Median Household Income
$41,894
Median Earnings
$1,014
Median Rent
$321,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Tudor-style building with residential layout, flexible upstairs space, updated systems, and a detached structure for storage or workspace.
Where is this live-work space located?
The property is located at 339 S Acadian Thruway Baton Rouge, LA.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 1,760 SF Tudor‑style property with 3 bedrooms and 2 full baths; C1 zoning with live‑work, office, residential rental, and short‑term rental use potential; buyer to verify; Upstairs flex area for office, workspace, or storage
