Downtown Office/Retail Building For
For Sale
Contact for pricing
525 Florida St, Baton Rouge, LA 70801
30,000 SF office/retail building in the heart of Downtown Baton Rouge.
Property Size30,000 SF
Price / SF$150.51
Days on Market1591
Property Features for 525 Florida St
General Information
Standard status
Active
Size
30,000 SF
Class
B
Total Parking Spaces
58
Property subtype
Office
Zoning
C-5
Occupancy
75%
Lease Type
Gross
Investment Type
Net Lease
Building Details
Year Renovated
2009
Buildings
1
Stories
4
Tenancy
Multi
Listing Agency:
Saurage Rotenberg Commercial Real Estate
Listed By:
Carmen Austin, MBA, CCIM, SIOR · License #LA BROK.0912122713-ASA
(225) 328-1778
Source:
Crexi
Added: Apr 28, 2022
Changed: Aug 25
Last Checked: Sep 3 at 12:25PM
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 Saurage Rotenberg Commercial Real Estate
Investment Insights
Based on property information with market context.
This 30,000 square foot office/retail building is located in the heart of Downtown Baton Rouge, offering an excellent address on a main east/west thoroughfare. The property includes two parking lots, one with 28 spaces and an additional lot at 5th and Laurel with 30 spaces. Situated five blocks from the Mississippi River and near the I-110 exit, the building provides excellent access and visibility. It is located across the street from the Rivermark Centre Tower, which features office, retail, and residential space. The building has long-term tenants, with some vacancy on the 2nd and 4th floors, offering flexible floor plans. The property is suitable for schools, state and governmental agencies, law firms, and financial firms. It also presents an ideal opportunity for downtown condo conversion or owner/occupant use, with expansive rooftop views.
Key Highlights
- Premier downtown location in the heart of Baton Rouge.
- Includes two parking lots with a total of 58 parking spaces.
- 30,000 SF Office/Retail Building with long‑term tenants.
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
$286,943
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
6.36%
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%
$5,738,860
$5.7M
Cap Rate 7%
$4,099,186
$4.1M
Cap Rate 9%
$3,188,256
$3.2M
Market Conditions
NOI Build-Up for 30,000 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
$392.4K $13.08/SF
− Vacancy
−$9.8K −$0.33/SF
EGI
$382.6K $12.75/SF
− OpEx
−$95.6K −$3.19/SF
NOI
$286.9K $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%
$5,738,860
Cap Rate 7%
$4,099,186
Cap Rate 9%
$3,188,256
Alternative Uses
Best Use
Office B
$4.10M
$3.59M – $4.78M
NOI $286,943 @ 7.0% cap · market cap 6.36%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.18M
$6.29M – $8.38M
NOI $502,931 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,600
Businesses Nearby
Explore this area
Business Placement
Demographics for 70801, LA
340
Population
240
Households
1.4
Avg Household Size
40
Median Age
70%
College-Educated
100%
High-School Grad
0.1 sq mi
ZIP Area
3,400
Density / Sq Mi
$112,787
Median Household Income
$103,750
Median Earnings
$1,679
Median Rent
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 - 30,000 SF office/retail building in the heart of Downtown Baton Rouge.
Where is this office building located?
The property is located at 525 Florida St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $4,515,150.
What are key features of this property?
This property features: Premier downtown location in the heart of Baton Rouge.; Includes two parking lots with a total of 58 parking spaces.; 30,000 SF Office/Retail Building with long‑term tenants.
