Turnkey Class A Office
For Sale
$369,000
4a-16851 Jefferson Hwy, Baton Rouge, LA 70809
Move-in-ready end-unit office suite with a new roof and ample parking in a professionally maintained office park.
Property Size1,802 SF
Price / SF$204.77
Days on Market193
Property Features for 4a-16851 Jefferson Hwy
General Information
Standard status
Active
Size
1,802 SF
Class
A
Additional Details
Business Included
Yes
Highway Access
Yes
Listing Agency:
Keller Williams Realty-First Choice
(225) 744-0044
Listed By:
Morgan Allison
(225) 494-5070
Source:
Exprealty
Added: Mar 9
Changed: Sep 15
Last Checked: Sep 15 at 3:55PM
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 Keller Williams Realty-First Choice
Investment Insights
Based on property information with market context.
Suite 4A is a +/-1,802 SF Class A end-unit designed for professional use, offered turnkey and move-in ready. The suite is positioned within a quiet, professionally maintained office park, providing a polished setting for daily client and employee traffic. A new roof was installed as of April 2026, supporting straightforward occupancy and maintenance planning.
The property is located at the intersection of Jefferson Hwy and Highland Rd, with connectivity to Airline Hwy and I-10 for convenient access to the broader Baton Rouge area. The office park offers ample surface parking, and the suite is described as being minutes from shopping and dining amenities.
This suite is well suited for professional services such as law, accounting, insurance, and counseling that need an upscale environment without extensive immediate work. For buyers considering an expansion within the same development, Suite 4C is also available for purchase and is currently occupied, which the listing notes provides immediate rental income within the park.
The property is located at the intersection of Jefferson Hwy and Highland Rd, with connectivity to Airline Hwy and I-10 for convenient access to the broader Baton Rouge area. The office park offers ample surface parking, and the suite is described as being minutes from shopping and dining amenities.
This suite is well suited for professional services such as law, accounting, insurance, and counseling that need an upscale environment without extensive immediate work. For buyers considering an expansion within the same development, Suite 4C is also available for purchase and is currently occupied, which the listing notes provides immediate rental income within the park.
Key Highlights
- +/- 1,802 SF Class A end‑unit office suite (Suite 4A) in a professionally maintained office park
- New roof installed as of April 2026
- Move‑in‑ready office suite with ample surface parking in the office park
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
$17,236
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
4.67%
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%
$344,720
$344.7K
Cap Rate 7%
$246,229
$246.2K
Cap Rate 9%
$191,511
$191.5K
Market Conditions
NOI Build-Up for 1,802 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
$23.6K $13.08/SF
− Vacancy
−$589 −$0.33/SF
EGI
$23.0K $12.75/SF
− OpEx
−$5.7K −$3.19/SF
NOI
$17.2K $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%
$344,720
Cap Rate 7%
$246,229
Cap Rate 9%
$191,511
Alternative Uses
Best Use
Office B
$246.2K
$215.5K – $287.3K
NOI $17,236 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$431.6K
$377.6K – $503.5K
NOI $30,209 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,035
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Move-in-ready end-unit office suite with a new roof and ample parking in a professionally maintained office park.
Where is this office units located?
The property is located at 4a-16851 Jefferson Hwy Baton Rouge, LA.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: +/- 1,802 SF Class A end‑unit office suite (Suite 4A) in a professionally maintained office park; New roof installed as of April 2026; Move‑in‑ready office suite with ample surface parking in the office park
