Downtown Baton Rouge Office
For Sale
Contact for pricing
501 Louisiana Ave, Baton Rouge, LA
Freestanding ±10,000 SF office building in historic Beauregard Town.
Property Size10,000 SF
Lot Size0.43 Acres
Price / SF$155
Days on Market278
Property Features for 501 Louisiana Ave
General Information
Standard status
Active
Size
10,000 SF
Lot size
0.43 Acres
Property subtype
OFFICE
Listing Agency:
Elifin Realty
(985) 974-8301
Listed By:
Fabian Edwards
(985) 974-8301
Source:
Moodyscre
Added: Nov 7, 2025
Changed: Jul 6
Last Checked: Aug 11 at 1:27PM
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 Elifin Realty
Investment Insights
Based on property information with market context.
Located in the heart of historic Beauregard Town in Downtown Baton Rouge, 501 Louisiana Ave is a freestanding office building offering approximately 10,000 square feet of space. The building is situated on a corner lot. The first floor features a reception area, nine private offices, ten workstations, two conference rooms, a kitchen/breakroom, two copy rooms, four restrooms, an IT/storage room, and a private courtyard. The second floor includes nine additional offices, file storage areas, and two restrooms.
Key Highlights
- ±10,000 SF freestanding office building in Downtown Baton Rouge.
- Located on a corner lot in historic Beauregard Town.
- First floor includes reception area, nine private offices, ten workstations, and two conference rooms.
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
$95,648
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
6.17%
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%
$1,912,960
$1.9M
Cap Rate 7%
$1,366,400
$1.4M
Cap Rate 9%
$1,062,756
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$130.8K $13.08/SF
− Vacancy
−$3.3K −$0.33/SF
EGI
$127.5K $12.75/SF
− OpEx
−$31.9K −$3.19/SF
NOI
$95.6K $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%
$1,912,960
Cap Rate 7%
$1,366,400
Cap Rate 9%
$1,062,756
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.59M
NOI $95,648 @ 7.0% cap · market cap 6.17%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.39M
$2.10M – $2.79M
NOI $167,644 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,632
Businesses Nearby
Explore this area
Business Placement
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 - Freestanding ±10,000 SF office building in historic Beauregard Town.
Where is this office building located?
The property is located at 501 Louisiana Ave Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: ±10,000 SF freestanding office building in Downtown Baton Rouge.; Located on a corner lot in historic Beauregard Town.; First floor includes reception area, nine private offices, ten workstations, and two conference rooms.
