Flex Space with Office and
For Sale
Contact for pricing
450-464 Rosenwald St, Reserve, LA 70084
Two standalone buildings with a newly renovated Class A office and functional warehouse space, plus potential stabilized yard.
Property Size9,750 SF
Lot Size1.83 Acres
Price / SF$97.44
Days on Market56
Property Features for 450-464 Rosenwald St
General Information
Standard status
Active
Size
9,750 SF
Class
Class A
Lot size
1.83 Acres
Property subtype
INDUSTRIAL
Additional Details
Office Build-Out
3,250 SF
Amenities
conference room
training room
Building Details
Buildings
2
Listing Agency:
Lee & Associates | Baton Rouge
(225) 427-9200
Listed By:
Tom McGee
(318) 282-2974
Source:
Moodyscre
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 13 at 10:24AM
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 Lee & Associates | Baton Rouge
Investment Insights
Based on property information with market context.
This flex space offering consists of approximately 9,750 SF across two standalone buildings on an 1.83-acre site. The mix includes a 6,500 SF industrial facility with functional warehouse space, along with a newly renovated 3,250 SF Class A office building.
The office portion is designed for business operations and includes a conference room, training room, private offices, and modern finishes. The overall building layout is functional and supports a variety of day-to-day operational needs for industrial users.
The property also provides potential for up to 1 acre of stabilized yard space, which can support equipment staging, storage, or other contractor and logistics workflows. Located in Reserve, Louisiana, the property is positioned within the state’s industrial corridor.
The office portion is designed for business operations and includes a conference room, training room, private offices, and modern finishes. The overall building layout is functional and supports a variety of day-to-day operational needs for industrial users.
The property also provides potential for up to 1 acre of stabilized yard space, which can support equipment staging, storage, or other contractor and logistics workflows. Located in Reserve, Louisiana, the property is positioned within the state’s industrial corridor.
Key Highlights
- ~9,750 SF total across two standalone buildings
- 1.83‑acre site with flex office and industrial warehouse space
- 6,500 SF industrial facility with functional warehouse space
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
$78,416
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
8.25%
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%
$1,568,320
$1.6M
Cap Rate 7%
$1,120,229
$1.1M
Cap Rate 9%
$871,289
$871.3K
Market Conditions
NOI Build-Up for 9,750 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
$97.1K $9.96/SF
− Vacancy
−$4.9K −$0.50/SF
EGI
$92.3K $9.46/SF
− OpEx
−$13.8K −$1.42/SF
NOI
$78.4K $8.04/SF
Area
St. John the Baptist County, LA
Vacancy
5.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$1,568,320
Cap Rate 7%
$1,120,229
Cap Rate 9%
$871,289
Alternative Uses
Best Use
Office B
$1.93M
$1.69M – $2.25M
NOI $135,275 @ 7.0% cap · market cap 14.24%
Second Best
Warehouse
$1.12M
$980.2K – $1.31M
NOI $78,416 @ 7.0% cap · market cap 8.25%
Theoretical Best
Office A
$2.57M
$2.25M – $3.00M
NOI $180,063 @ 7.0% cap · market cap 18.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70084, LA
6,411
Population
2,960
Households
2.2
Avg Household Size
44
Median Age
14%
College-Educated
78%
High-School Grad
18.1 sq mi
ZIP Area
354
Density / Sq Mi
$61,736
Median Household Income
$32,290
Median Earnings
$1,158
Median Rent
$162,400
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?
Flex space - Two standalone buildings with a newly renovated Class A office and functional warehouse space, plus potential stabilized yard.
Where is this flex space located?
The property is located at 450-464 Rosenwald St Reserve, LA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: ~9,750 SF total across two standalone buildings; 1.83‑acre site with flex office and industrial warehouse space; 6,500 SF industrial facility with functional warehouse space
