Neighborhood Retail Office
For Sale
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6435 Winbourne Avenue, Baton Rouge, LA 70805
Functional commercial building zoned C1 in Flood Z, supporting office, retail, day care, and alcohol-free restaurant uses.
Property Size1,319 SF
Price / SF$132.68
Days on Market136
Property Features for 6435 Winbourne Avenue
General Information
Standard status
Active
Size
1,319 SF
Class
D
Property subtype
Retail
Zoning
C1
Listing Agency:
Stirling Properties Baton Rouge
Listed By:
John DeArmond · License #995712402
(225) 926-4481
Source:
Crexi
Added: Apr 23
Changed: Aug 31
Last Checked: Sep 4 at 5:09PM
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 Stirling Properties Baton Rouge
Investment Insights
Based on property information with market context.
6435 Winbourne Avenue is a +/-1,319 commercial building in Baton Rouge offered for sale. The property is zoned C1 and located in Flood Z, supporting a range of neighborhood-serving commercial uses.
According to the provided remarks, the property is suitable for office, retail, day care, and restaurant use without alcohol. Prospective owner-users and investors should review the zoning and flood designation details for confirmation of fit and operational requirements.
According to the provided remarks, the property is suitable for office, retail, day care, and restaurant use without alcohol. Prospective owner-users and investors should review the zoning and flood designation details for confirmation of fit and operational requirements.
Key Highlights
- +/- 1,319 SF commercial building in Baton Rouge
- Zoned C1 and located in Flood Z
- Supports office, retail, and day care uses
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
$12,616
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
7.21%
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%
$252,320
$252.3K
Cap Rate 7%
$180,229
$180.2K
Cap Rate 9%
$140,178
$140.2K
Market Conditions
NOI Build-Up for 1,319 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
$17.3K $13.08/SF
− Vacancy
−$431 −$0.33/SF
EGI
$16.8K $12.75/SF
− OpEx
−$4.2K −$3.19/SF
NOI
$12.6K $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%
$252,320
Cap Rate 7%
$180,229
Cap Rate 9%
$140,178
Alternative Uses
Best Use
Retail
$294.8K
$258.0K – $344.0K
NOI $20,638 @ 7.0% cap · market cap 11.79%
Second Best
Office B
$180.2K
$157.7K – $210.3K
NOI $12,616 @ 7.0% cap · market cap 7.21%
Theoretical Best
Specialty Retail
$315.9K
$276.4K – $368.5K
NOI $22,112 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
371
Businesses Nearby
Explore this area
Business Placement
Demographics for 70805, LA
26,025
Population
11,502
Households
2.3
Avg Household Size
34
Median Age
11%
College-Educated
72%
High-School Grad
11.4 sq mi
ZIP Area
2,283
Density / Sq Mi
$26,301
Median Household Income
$24,287
Median Earnings
$833
Median Rent
$103,100
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 - Functional commercial building zoned C1 in Flood Z, supporting office, retail, day care, and alcohol-free restaurant uses.
Where is this office building located?
The property is located at 6435 Winbourne Avenue Baton Rouge, LA.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: +/- 1,319 SF commercial building in Baton Rouge; Zoned C1 and located in Flood Z; Supports office, retail, and day care uses
