Office Suite with Reception and
For Sale
Contact for pricing
854 Main St, Baton Rouge, LA 70801
Soon available office suite with reception, eight offices, IT/printers, and shared restrooms and breakroom.
Property Size4,032 SF
Price / SF$161.21
Days on Market240
Property Features for 854 Main St
General Information
Standard status
Active
Size
4,032 SF
Property subtype
OFFICE
Occupancy
50%
Listing Agency:
Saurage Rotenberg Commercial Real Estate, LLC
(610) 563-9046
Listed By:
Jack Herrington CCIM · License #SALE.0995693154-ACT
(610) 563-9046
Source:
Moodyscre
Added: Dec 15, 2025
Changed: Jul 30
Last Checked: Jul 30 at 1:28AM
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, LLC
Investment Insights
Based on property information with market context.
This office unit property is currently 50% leased and includes a suite that is soon expected to become available. The upcoming vacancy features eight offices plus a reception area, along with IT/printers and file storage rooms.
The suite plan also includes shared restrooms and a shared breakroom, supporting a practical layout for day-to-day office operations.
The property totals 4,032 square feet. With one tenant relocating soon, this space may fit well for an office user seeking a defined suite configuration with support spaces included within the plan.
The suite plan also includes shared restrooms and a shared breakroom, supporting a practical layout for day-to-day office operations.
The property totals 4,032 square feet. With one tenant relocating soon, this space may fit well for an office user seeking a defined suite configuration with support spaces included within the plan.
Key Highlights
- Currently 50% leased with one tenant relocating soon
- Soon‑to‑be‑available suite: eight offices and a reception area
- Includes IT/printers and file storage rooms
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
$38,565
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
5.93%
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%
$771,300
$771.3K
Cap Rate 7%
$550,929
$550.9K
Cap Rate 9%
$428,500
$428.5K
Market Conditions
NOI Build-Up for 4,032 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
$52.7K $13.08/SF
− Vacancy
−$1.3K −$0.33/SF
EGI
$51.4K $12.75/SF
− OpEx
−$12.9K −$3.19/SF
NOI
$38.6K $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%
$771,300
Cap Rate 7%
$550,929
Cap Rate 9%
$428,500
Alternative Uses
Best Use
Office B
$550.9K
$482.1K – $642.8K
NOI $38,565 @ 7.0% cap · market cap 5.93%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$965.6K
$844.9K – $1.13M
NOI $67,594 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,471
Businesses Nearby
Explore this area
Business Placement
Demographics for 70801, LA
340
Population
240
Households
1.4
Avg Household Size
40
Median Age
70%
College-Educated
100%
High-School Grad
0.1 sq mi
ZIP Area
3,400
Density / Sq Mi
$112,787
Median Household Income
$103,750
Median Earnings
$1,679
Median Rent
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 units - Soon available office suite with reception, eight offices, IT/printers, and shared restrooms and breakroom.
Where is this office units located?
The property is located at 854 Main St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Currently 50% leased with one tenant relocating soon; Soon‑to‑be‑available suite: eight offices and a reception area; Includes IT/printers and file storage rooms
