Flex Space with Climate-Controlled
For Sale
$21,000,000
7277 Exchequer Dr, Baton Rouge, LA 70809
Integrated office, warehouse, kitchen, training, and courtyard improvements support a broad range of commercial operations.
Property Size108,000 SF
Price / SF$194.44
Days on Market9
Property Features for 7277 Exchequer Dr
General Information
Standard status
Active
Size
108,000 SF
Total Parking Spaces
200
Property subtype
Office/Warehouse
Financials
Asking Price
$21,000,000
Cap Rate
8%
Warehouse & Industrial
Clear Height
35 ft
Warehouse Space
75,000 SF
Office Build-Out
33,000 SF
Dock-High Doors
7
Drive-In Doors
1
Conditioned Warehouse
Yes
Additional Details
Furnished
Yes
Amenities
Commercial Indoor Kitchen
Commercial Outdoor Kitchen/Courtyard
Large Conference Room/Training Room
Building Details
Building Size
108,000 SF
Year Built
2014
Buildings
1
Listing Agency:
Saurage Rotenberg Commercial Real Estate
(225) 907-6165
Listed By:
Edward L. Rotenberg, SIOR · License #995694316
Source:
Sauragerotenberg
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 28 at 7:27AM
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.
Built in 2014, this 108,000-square-foot flex property combines 33,000 square feet of office area with a 75,000-square-foot climate-controlled warehouse. The office component includes 23,000 square feet on the lower level and 10,000 square feet upstairs. Warehouse access is provided by eight bay doors, including seven dock-high doors and one grade-level door, along with 35-foot clear height.
The facility at 7277 Exchequer Drive in Baton Rouge also includes 200 parking spaces, a commercial indoor kitchen, an outdoor kitchen and courtyard, plus a large conference and training room. These improvements create a substantial, integrated work environment with both administrative and operational areas in one property.
The facility at 7277 Exchequer Drive in Baton Rouge also includes 200 parking spaces, a commercial indoor kitchen, an outdoor kitchen and courtyard, plus a large conference and training room. These improvements create a substantial, integrated work environment with both administrative and operational areas in one property.
Key Highlights
- 108,000 square feet built in 2014
- 33,000 square feet of office space and 75,000 square feet of climate‑controlled warehouse area
- Eight bay doors: seven dock‑high and one grade‑level
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
$1,032,993
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
4.92%
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%
$20,659,860
$20.7M
Cap Rate 7%
$14,757,043
$14.8M
Cap Rate 9%
$11,477,700
$11.5M
Market Conditions
NOI Build-Up for 108,000 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
$1.41M $13.08/SF
− Vacancy
−$35.3K −$0.33/SF
EGI
$1.38M $12.75/SF
− OpEx
−$344.3K −$3.19/SF
NOI
$1.03M $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%
$20,659,860
Cap Rate 7%
$14,757,043
Cap Rate 9%
$11,477,700
Alternative Uses
Best Use
Office B
$14.76M
$12.91M – $17.22M
NOI $1,032,993 @ 7.0% cap · market cap 4.92%
Second Best
Warehouse
$12.49M
$10.93M – $14.58M
NOI $874,539 @ 7.0% cap · market cap 4.16%
Theoretical Best
Specialty Retail
$25.87M
$22.63M – $30.18M
NOI $1,810,551 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
35 ft
Clear height
7
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 70809, LA
25,302
Population
13,872
Households
1.8
Avg Household Size
40
Median Age
55%
College-Educated
97%
High-School Grad
14.4 sq mi
ZIP Area
1,757
Density / Sq Mi
$81,310
Median Household Income
$55,827
Median Earnings
$1,336
Median Rent
$305,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- My Desi Flavors — 14315 Center Town Dr, Baton Rouge, LA 70810
- MF Good Catering LLC — 6721 Exchequer Dr, Baton Rouge, LA 70809
Frequently Asked Questions
What type of property is this?
Flex space - Integrated office, warehouse, kitchen, training, and courtyard improvements support a broad range of commercial operations.
Where is this flex space located?
The property is located at 7277 Exchequer Dr Baton Rouge, LA.
What is the asking price?
The asking price for this property is $21,000,000.
What are key features of this property?
This property features: 108,000 square feet built in 2014; 33,000 square feet of office space and 75,000 square feet of climate‑controlled warehouse area; Eight bay doors: seven dock‑high and one grade‑level
