Medical Office with Monument
For Sale
$1,320,000
5015 Bluebonnet Blvd, Baton Rouge, LA 70809
Former orthodontic suite in an office park supports medical or professional office use.
Property Size4,098 SF
Days on Market54
Property Features for 5015 Bluebonnet Blvd
General Information
Standard status
Active
Size
4,098 SF
Class
A
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
Monument signage
Building Details
Building Size
4,098 SF
Listing Agency:
Elifin Realty Baton Rouge
(985) 974-8301
Listed By:
Fabian Edwards, JD/DCL
(985) 974-8301
Source:
Elifinrealty
Added: Jul 10
Changed: Aug 31
Last Checked: Sep 1 at 4:26PM
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 Baton Rouge
Investment Insights
Based on property information with market context.
This 4,098-square-foot medical office property was previously occupied by an orthodontic practice and is positioned for continued medical or professional office use. The building offers monument signage along Bluebonnet Blvd., providing an identifiable presence for occupants and visitors.
The property is located within Estancia office park on Bluebonnet Blvd. in Baton Rouge. Access to I-10, Perkins Rd., the Mall of Louisiana, and other major throughways places the office near established retail and transportation connections. Zoning is designated BDD.
The property is located within Estancia office park on Bluebonnet Blvd. in Baton Rouge. Access to I-10, Perkins Rd., the Mall of Louisiana, and other major throughways places the office near established retail and transportation connections. Zoning is designated BDD.
Key Highlights
- 4,098‑square‑foot medical office property
- Previously occupied by an orthodontic practice
- Monument signage along Bluebonnet Blvd.
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
$39,449
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
2.99%
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%
$788,980
$789.0K
Cap Rate 7%
$563,557
$563.6K
Cap Rate 9%
$438,322
$438.3K
Market Conditions
NOI Build-Up for 4,098 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
$68.8K $16.80/SF
− Vacancy
−$3.1K −$0.76/SF
EGI
$65.7K $16.04/SF
− OpEx
−$26.3K −$6.42/SF
NOI
$39.4K $9.63/SF
Area
Baton Rouge, LA
Vacancy
4.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
40.00%
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%
$788,980
Cap Rate 7%
$563,557
Cap Rate 9%
$438,322
Alternative Uses
Best Use
Healthcare Medical
$563.6K
$493.1K – $657.5K
NOI $39,449 @ 7.0% cap · market cap 2.99%
Second Best
Office B
$559.9K
$490.0K – $653.3K
NOI $39,196 @ 7.0% cap · market cap 2.97%
Theoretical Best
Specialty Retail
$981.4K
$858.8K – $1.15M
NOI $68,700 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Former orthodontic suite in an office park supports medical or professional office use.
Where is this medical office space located?
The property is located at 5015 Bluebonnet Blvd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: 4,098‑square‑foot medical office property; Previously occupied by an orthodontic practice; Monument signage along Bluebonnet Blvd.
