Mixed-Use Office Building with
For Sale
$1,650,000
4757 O'Neal Ln, Baton Rouge, LA 70817
Well-maintained office building with multiple conference rooms, 21 offices, and a secure gated parking lot.
Property Size13,867 SF
Lot Size2.52 Acres
Price / SF$118.99
Days on Market49
Property Features for 4757 O'Neal Ln
General Information
Standard status
Active
Size
13,867 SF
Total Parking Spaces
66
Lot size
2.52 Acres
Property subtype
Office
Zoning
MX-3
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
21
Building Details
Year Built
2007
Listing Agency:
New Orleans
(985) 249-2474
Listed By:
Chris Abadie · License #LA 0000000018-ACT
(985) 249-2474
Source:
Colliers
Added: Jul 14
Changed: Aug 25
Last Checked: Aug 31 at 12:47PM
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 New Orleans
Investment Insights
Based on property information with market context.
4757 O’Neal Lane is a well-maintained office building built in 2007, offering a functional interior layout with approximately 21 offices, multiple conference rooms, reception areas, and flexible workspace configurations. Recent capital improvements include an updated HVAC system.
The property sits on 2.52 acres with 66 surface parking spaces, including 4 accessible spaces, and includes a secure gated lot. Direct access to I-12 is available from O’Neal Lane.
Zoned MX-3 (Mixed Use), the building provides flexibility for an owner-user or an investor looking to occupy, lease, or reposition the asset while maintaining immediate office use.
The property sits on 2.52 acres with 66 surface parking spaces, including 4 accessible spaces, and includes a secure gated lot. Direct access to I-12 is available from O’Neal Lane.
Zoned MX-3 (Mixed Use), the building provides flexibility for an owner-user or an investor looking to occupy, lease, or reposition the asset while maintaining immediate office use.
Key Highlights
- 13,867 SF office building built in 2007 with a layout including approximately 21 offices
- Multiple conference rooms, reception areas, and flexible workspace configurations for office, service, or potential medical conversion
- Located on 2.52 acres with 66 surface parking spaces, including 4 accessible, plus a secure gated lot
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
$132,634
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
8.04%
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%
$2,652,680
$2.7M
Cap Rate 7%
$1,894,771
$1.9M
Cap Rate 9%
$1,473,711
$1.5M
Market Conditions
NOI Build-Up for 13,867 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
$181.4K $13.08/SF
− Vacancy
−$4.5K −$0.33/SF
EGI
$176.8K $12.75/SF
− OpEx
−$44.2K −$3.19/SF
NOI
$132.6K $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%
$2,652,680
Cap Rate 7%
$1,894,771
Cap Rate 9%
$1,473,711
Alternative Uses
Best Use
Office B
$1.89M
$1.66M – $2.21M
NOI $132,634 @ 7.0% cap · market cap 8.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.32M
$2.91M – $3.87M
NOI $232,471 @ 7.0% cap · market cap 14.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
21
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
87
Businesses Nearby
Explore this area
Business Placement
Demographics for 70817, LA
35,025
Population
14,106
Households
2.5
Avg Household Size
40
Median Age
50%
College-Educated
96%
High-School Grad
25.4 sq mi
ZIP Area
1,379
Density / Sq Mi
$102,878
Median Household Income
$58,613
Median Earnings
$1,363
Median Rent
$288,400
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?
Office building - Well-maintained office building with multiple conference rooms, 21 offices, and a secure gated parking lot.
Where is this office building located?
The property is located at 4757 O'Neal Ln Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 13,867 SF office building built in 2007 with a layout including approximately 21 offices; Multiple conference rooms, reception areas, and flexible workspace configurations for office, service, or potential medical conversion; Located on 2.52 acres with 66 surface parking spaces, including 4 accessible, plus a secure gated lot
