Corner Office Buildings with
For Sale
$1,250,000
842 846 854 Main Street & N 9th St., Baton Rouge, LA 70802
Multi-building office offering private off-street parking and a corner position on Main Street and 9th Street.
Property Size8,047 SF
Days on Market49
Property Features for 842 846 854 Main Street & N 9th St.
General Information
Standard status
Active
Size
8,047 SF
Class
A
Property subtype
High Tech
Building Details
Building Size
8,047 SF
Listing Agency:
Saurage Rotenberg Commercial Real Estate
(610) 563-9046
Listed By:
Jack Herrington, CCIM · License #SALE.0995693154-ACT
Source:
Sauragerotenberg
Added: Jun 25
Changed: Aug 10
Last Checked: Aug 12 at 4:29AM
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.
This offering includes convenient office buildings located on a street corner, with multiple addresses included in the sale: 842, 846, and 854 Main Street, along with N 9th St. The property is presented as office space and includes private off-street parking for tenants, customers, and visitors.
The buildings are positioned at the corner of Main Street and 9th Street, providing direct access from both streets. Private off-street parking is available, supporting day-to-day operations and helping reduce reliance on curbside parking.
For tenants, buyers, and owner-operators, the configuration offers a practical setup for an office use where on-site parking is valued. The multi-address nature of the offering can support business needs that benefit from having separate buildings under one ownership, while still keeping the convenience of a corner location and dedicated parking.
The buildings are positioned at the corner of Main Street and 9th Street, providing direct access from both streets. Private off-street parking is available, supporting day-to-day operations and helping reduce reliance on curbside parking.
For tenants, buyers, and owner-operators, the configuration offers a practical setup for an office use where on-site parking is valued. The multi-address nature of the offering can support business needs that benefit from having separate buildings under one ownership, while still keeping the convenience of a corner location and dedicated parking.
Key Highlights
- Multi‑building office located on the corner of Main Street and 9th Street
- Includes private off‑street parking
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
$76,968
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
6.16%
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%
$1,539,360
$1.5M
Cap Rate 7%
$1,099,543
$1.1M
Cap Rate 9%
$855,200
$855.2K
Market Conditions
NOI Build-Up for 8,047 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
$105.3K $13.08/SF
− Vacancy
−$2.6K −$0.33/SF
EGI
$102.6K $12.75/SF
− OpEx
−$25.7K −$3.19/SF
NOI
$77.0K $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%
$1,539,360
Cap Rate 7%
$1,099,543
Cap Rate 9%
$855,200
Alternative Uses
Best Use
Office B
$1.10M
$962.1K – $1.28M
NOI $76,968 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.93M
$1.69M – $2.25M
NOI $134,903 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,174
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 - Multi-building office offering private off-street parking and a corner position on Main Street and 9th Street.
Where is this office building located?
The property is located at 842 846 854 Main Street & N 9th St. Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Multi‑building office located on the corner of Main Street and 9th Street; Includes private off‑street parking
