Historic Cottage Office
For Sale
$267,000
614 Europe St, Baton Rouge, LA 70802
Character-rich property with private parking, updated systems, and a layout suited to professional office use.
Property Size1,508 SF
Price / SF$177.06
Days on Market38
Property Features for 614 Europe St
General Information
Standard status
Active
Size
1,508 SF
Listing Agency:
LPT Realty, LLC
(225) 907-6405
Listed By:
Sharon Dallalio
Source:
Smithsquared
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 31 at 6:24PM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This 1,508-square-foot cottage offers a distinctive office setting with two bedrooms, one bathroom, hardwood flooring, and original fireplaces. The property has previously served as a law office and is currently used as a residence. Its B-1 zoning and existing residential configuration provide a basis for professional office occupancy, subject to applicable requirements.
Located at 614 Europe St in Baton Rouge’s historic Beauregard Town, the property is within downtown Baton Rouge. Parking includes a private area along with available street parking. The roof is 3 years old, and the building has a tankless water heater plus updated electrical and plumbing systems.
Located at 614 Europe St in Baton Rouge’s historic Beauregard Town, the property is within downtown Baton Rouge. Parking includes a private area along with available street parking. The roof is 3 years old, and the building has a tankless water heater plus updated electrical and plumbing systems.
Key Highlights
- 1,508 SF cottage in historic Beauregard Town
- B‑1 zoning with prior law office use
- Two bedrooms and one bathroom
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
$14,424
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
5.40%
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%
$288,480
$288.5K
Cap Rate 7%
$206,057
$206.1K
Cap Rate 9%
$160,267
$160.3K
Market Conditions
NOI Build-Up for 1,508 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
$19.7K $13.08/SF
− Vacancy
−$493 −$0.33/SF
EGI
$19.2K $12.75/SF
− OpEx
−$4.8K −$3.19/SF
NOI
$14.4K $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%
$288,480
Cap Rate 7%
$206,057
Cap Rate 9%
$160,267
Alternative Uses
Best Use
Office B
$206.1K
$180.3K – $240.4K
NOI $14,424 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$361.2K
$316.0K – $421.4K
NOI $25,281 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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?
Office building - Character-rich property with private parking, updated systems, and a layout suited to professional office use.
Where is this office building located?
The property is located at 614 Europe St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $267,000.
What are key features of this property?
This property features: 1,508 SF cottage in historic Beauregard Town; B‑1 zoning with prior law office use; Two bedrooms and one bathroom
