Class A Office
For Sale
$2,049,000
4456 Arnold Ln, Baton Rouge, LA 70809
Class A office building offered for sale or lease with 8,714 SF of office space.
Property Size8,714 SF
Price / SF$235.14
Days on Market122
Property Features for 4456 Arnold Ln
General Information
Standard status
Active
Size
8,714 SF
Class
A
Property subtype
Office
Building Details
Building Size
8,714 SF
Year Built
2017
Listing Agency:
JRE Brokerage
Listed By:
Hank Henry
(225) 753-3573
Source:
Gojre
Added: May 8
Changed: Aug 31
Last Checked: Sep 6 at 6:34AM
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 JRE Brokerage
Investment Insights
Based on property information with market context.
This Class A office building totals 8,714 SF and is being offered for sale or lease. The property is positioned as an office facility suitable for companies seeking a professionally presented work environment.
The offering is for 4456 Arnold Lane in Baton Rouge, Louisiana (70809).
The offering is for 4456 Arnold Lane in Baton Rouge, Louisiana (70809).
Key Highlights
- Class A office building built in 2017
- 8,714 SF office building available for sale or lease
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
$83,347
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
4.07%
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%
$1,666,940
$1.7M
Cap Rate 7%
$1,190,671
$1.2M
Cap Rate 9%
$926,078
$926.1K
Market Conditions
NOI Build-Up for 8,714 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
$114.0K $13.08/SF
− Vacancy
−$2.8K −$0.33/SF
EGI
$111.1K $12.75/SF
− OpEx
−$27.8K −$3.19/SF
NOI
$83.3K $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%
$1,666,940
Cap Rate 7%
$1,190,671
Cap Rate 9%
$926,078
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,347 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.09M
$1.83M – $2.43M
NOI $146,085 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 70809, LA
25,302
Population
13,872
Households
1.8
Avg Household Size
40
Median Age
55%
College-Educated
97%
High-School Grad
14.4 sq mi
ZIP Area
1,757
Density / Sq Mi
$81,310
Median Household Income
$55,827
Median Earnings
$1,336
Median Rent
$305,900
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 - Class A office building offered for sale or lease with 8,714 SF of office space.
Where is this office building located?
The property is located at 4456 Arnold Ln Baton Rouge, LA.
What is the asking price?
The asking price for this property is $2,049,000.
What are key features of this property?
This property features: Class A office building built in 2017; 8,714 SF office building available for sale or lease
