C1 Storefront Property with
For Sale
$348,000
548 S Foster Dr, Baton Rouge, LA 70806
Commercial suite near Government Street with on-site parking for customers and staff.
Property Size1,112 SF
Price / SF$312.95
Days on Market541
Property Features for 548 S Foster Dr
General Information
Standard status
Active
Size
1,112 SF
Total Parking Spaces
11
Property subtype
Retail
Zoning
C1
Building Details
Year Built
1992
Listing Agency:
Trusty Investment Properties, LLC
Listed By:
Jamie Badgley
(908) 868-2749
Source:
Lacdb.resimplifi
Added: Mar 11, 2025
Changed: Aug 30
Last Checked: Sep 1 at 2:59PM
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 Trusty Investment Properties, LLC
Investment Insights
Based on property information with market context.
This commercial storefront property was built in 1992 and includes a dedicated parking lot with 11 spaces. The suite is positioned for office, retail, or service-oriented occupancy, with C1 zoning supporting its commercial setting.
Located at 548 S Foster Dr in Baton Rouge, the property sits just off Government Street in Mid City. Its configuration offers a practical option for an owner-user or investor seeking a smaller commercial asset with established parking.
Located at 548 S Foster Dr in Baton Rouge, the property sits just off Government Street in Mid City. Its configuration offers a practical option for an owner-user or investor seeking a smaller commercial asset with established parking.
Key Highlights
- 11‑space parking lot for customers and staff
- C1‑zoned commercial storefront property
- Built in 1992
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
$17,399
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
5.00%
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%
$347,980
$348.0K
Cap Rate 7%
$248,557
$248.6K
Cap Rate 9%
$193,322
$193.3K
Market Conditions
NOI Build-Up for 1,112 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
$25.0K $22.44/SF
− Vacancy
−$97 −$0.09/SF
EGI
$24.9K $22.35/SF
− OpEx
−$7.5K −$6.71/SF
NOI
$17.4K $15.65/SF
Area
Baton Rouge, LA
Vacancy
0.39%
Lease Rate
$22.44 /SF/Yr
Expense Ratio
30.00%
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%
$347,980
Cap Rate 7%
$248,557
Cap Rate 9%
$193,322
Alternative Uses
Best Use
Retail
$248.6K
$217.5K – $290.0K
NOI $17,399 @ 7.0% cap · market cap 5.00%
Second Best
Office B
$151.9K
$133.0K – $177.3K
NOI $10,636 @ 7.0% cap · market cap 3.06%
Theoretical Best
Specialty Retail
$266.3K
$233.0K – $310.7K
NOI $18,642 @ 7.0% cap · market cap 5.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,247
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70806, LA
27,898
Population
14,972
Households
1.9
Avg Household Size
37
Median Age
40%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
3,135
Density / Sq Mi
$53,430
Median Household Income
$41,894
Median Earnings
$1,014
Median Rent
$321,400
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?
Storefront property - Commercial suite near Government Street with on-site parking for customers and staff.
Where is this storefront property located?
The property is located at 548 S Foster Dr Baton Rouge, LA.
What is the asking price?
The asking price for this property is $348,000.
What are key features of this property?
This property features: 11‑space parking lot for customers and staff; C1‑zoned commercial storefront property; Built in 1992
