Cottage-Style Office Building in
For Sale
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728 France St, Baton Rouge, LA 70802
1,834 SF office building in Baton Rouge's Central Business District.
Property Size1,834 SF
Price / SF$122.68
Days on Market176
Property Features for 728 France St
General Information
Standard status
Active
Size
1,834 SF
Class
B
Property subtype
Office
Zoning
NO
Building Details
Stories
1
Listing Agency:
Lee & Associates Louisiana
Listed By:
Bill Sanders · License #995681354
Source:
Crexi
Added: Mar 11
Changed: Aug 27
Last Checked: Sep 1 at 12:08AM
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 Lee & Associates Louisiana
Investment Insights
Based on property information with market context.
An opportunity exists to acquire an approximately 1,834 square foot cottage-style office building located in Baton Rouge’s Central Business District. This single-story building features a traditional home-style layout with multiple private offices and a reception area. The functional floor plan is suited for professional or boutique office users. The structure maintains its residential character, creating a warm and inviting environment. Situated on a small urban lot, the property offers efficient space utilization and a distinctive alternative to conventional multi-tenant office buildings. Located at 728 France Street, the property is in the historic Beauregard Town just off of Government Street, minutes from downtown Baton Rouge. The property is close to courthouses, government offices, restaurants, and other everyday amenities, with easy access to I-10 and I-110 for convenient travel throughout the city.
Key Highlights
- 1.834 SF cottage‑style office building in Baton Rouge's Central Business District.
- Functional floor plan with multiple private offices and reception area.
- Warm and inviting residential character, creating a unique office environment.
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
$17,542
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
7.80%
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%
$350,840
$350.8K
Cap Rate 7%
$250,600
$250.6K
Cap Rate 9%
$194,911
$194.9K
Market Conditions
NOI Build-Up for 1,834 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
$24.0K $13.08/SF
− Vacancy
−$600 −$0.33/SF
EGI
$23.4K $12.75/SF
− OpEx
−$5.8K −$3.19/SF
NOI
$17.5K $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%
$350,840
Cap Rate 7%
$250,600
Cap Rate 9%
$194,911
Alternative Uses
Best Use
Office B
$250.6K
$219.3K – $292.4K
NOI $17,542 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$439.2K
$384.3K – $512.4K
NOI $30,746 @ 7.0% cap · market cap 13.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,510
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 - 1,834 SF office building in Baton Rouge's Central Business District.
Where is this office building located?
The property is located at 728 France St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1.834 SF cottage‑style office building in Baton Rouge's Central Business District.; Functional floor plan with multiple private offices and reception area.; Warm and inviting residential character, creating a unique office environment.
