Renovated Freestanding Flex
For Sale
$335,900
6518 Renoir Ave, Baton Rouge, LA 70806
Open-plan commercial building with private office, break room, storage, and surface parking.
Property Size3,608 SF
Price / SF$93.10
Days on Market73
Property Features for 6518 Renoir Ave
General Information
Standard status
Active
Size
3,608 SF
Total Parking Spaces
8
Property subtype
Office
Zoning
C2
Amenities
8 Parking Spaces
Listing Agency:
Beau Box Commercial Real Estate
(225) 237-3343
Listed By:
Bryant Butler · License #72498
(225) 237-3343
Source:
Lacdb.resimplifi
Added: Jun 19
Changed: Aug 29
Last Checked: Aug 30 at 1:15PM
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 Beau Box Commercial Real Estate
Investment Insights
Based on property information with market context.
This 3,608 SF freestanding commercial building offers a recently renovated interior arranged for flexible occupancy. The floor plan includes a spacious entry area, one private office, two restrooms, a break room, and storage at the rear. Eight surface parking spaces support on-site access.
The property occupies approximately .2 acres at 6518 Renoir Ave in Baton Rouge, Louisiana. C2 zoning and Flood Zone X designation are in place. The building most recently operated as a private event venue and can accommodate office, religious or community organization, and light flex space uses supported by the existing configuration.
The property occupies approximately .2 acres at 6518 Renoir Ave in Baton Rouge, Louisiana. C2 zoning and Flood Zone X designation are in place. The building most recently operated as a private event venue and can accommodate office, religious or community organization, and light flex space uses supported by the existing configuration.
Key Highlights
- 3,608 SF recently renovated freestanding building
- Flexible layout with open entry area, 1 private office, 2 restrooms, break room, and rear storage
- 8 surface parking spaces
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
$24,060
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
7.16%
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%
$481,200
$481.2K
Cap Rate 7%
$343,714
$343.7K
Cap Rate 9%
$267,333
$267.3K
Market Conditions
NOI Build-Up for 3,608 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
$35.1K $9.72/SF
− Vacancy
−$698 −$0.19/SF
EGI
$34.4K $9.53/SF
− OpEx
−$10.3K −$2.86/SF
NOI
$24.1K $6.67/SF
Area
Baton Rouge, LA
Vacancy
1.99%
Lease Rate
$9.72 /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%
$481,200
Cap Rate 7%
$343,714
Cap Rate 9%
$267,333
Alternative Uses
Best Use
Office B
$493.0K
$431.4K – $575.2K
NOI $34,510 @ 7.0% cap · market cap 10.27%
Second Best
Industrial
$343.7K
$300.8K – $401.0K
NOI $24,060 @ 7.0% cap · market cap 7.16%
Theoretical Best
Specialty Retail
$864.1K
$756.1K – $1.01M
NOI $60,486 @ 7.0% cap · market cap 18.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
782
Businesses Nearby
Balanced
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?
Flex space - Open-plan commercial building with private office, break room, storage, and surface parking.
Where is this flex space located?
The property is located at 6518 Renoir Ave Baton Rouge, LA.
What is the asking price?
The asking price for this property is $335,900.
What are key features of this property?
This property features: 3,608 SF recently renovated freestanding building; Flexible layout with open entry area, 1 private office, 2 restrooms, break room, and rear storage; 8 surface parking spaces
