Mixed-Use Property on High-Traffic
For Sale
$3,800,000
8620 Airline Highway, Baton Rouge, LA 70806
Income-generating asset with value-add potential in prime location.
Property Size45,198 SF
Lot Size4.07 Acres
Price / SF$84.07
Days on Market297
Property Features for 8620 Airline Highway
General Information
Standard status
Active
Size
45,198 SF
Total Parking Spaces
238
Lot size
4.07 Acres
Property subtype
Retail
Zoning
C2
Amenities
238 Parking Spaces
Listing Agency:
GoldenX Realty
Listed By:
Allen Lewis · License #995698258
(225) 288-0742
Source:
Lacdb.resimplifi
Added: Nov 16, 2025
Changed: Sep 8
Last Checked: Aug 26 at 12:18PM
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 GoldenX Realty
Investment Insights
Based on property information with market context.
This mixed-use property features a total area of 45,198 square feet situated on 4.07 acres with 238 parking spots. Suite A offers 24,732 square feet with two truck wells available for lease. Suite B, comprising 20,446 square feet, is currently leased to Planet Fitness. Located in a high-traffic corridor at US 190 and US 61, the property benefits from approximately 50,000 average daily traffic in 2024. Neighboring businesses include Planet Fitness, Vivid Ink, Pet Smart, Southern Oaks Dental, Tropical Smoothie, Cox Communications Fleet Services, and Women’s Hospital Graphic Services. This income-generating asset presents a unique investment opportunity with significant value-add potential. The existing lease in Suite B provides a solid base of income, while the vacancy in Suite A offers a strong upside for investors seeking to actively lease or improve the property. It also represents a great opportunity for an owner/operator.
Key Highlights
- High‑traffic location on US 190 and US 61 with approximately 50,000 ADT (2024).
- Existing tenant (Planet Fitness) provides a solid income base.
- Available suite (Suite A) offers 24,732 SF +/- for lease.**
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
$301,407
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
7.93%
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%
$6,028,140
$6.0M
Cap Rate 7%
$4,305,814
$4.3M
Cap Rate 9%
$3,348,967
$3.3M
Market Conditions
NOI Build-Up for 45,198 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
$439.3K $9.72/SF
− Vacancy
−$8.7K −$0.19/SF
EGI
$430.6K $9.53/SF
− OpEx
−$129.2K −$2.86/SF
NOI
$301.4K $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%
$6,028,140
Cap Rate 7%
$4,305,814
Cap Rate 9%
$3,348,967
Alternative Uses
Best Use
Retail
$10.10M
$8.84M – $11.79M
NOI $707,201 @ 7.0% cap · market cap 18.61%
Second Best
Office B
$6.18M
$5.40M – $7.21M
NOI $432,308 @ 7.0% cap · market cap 11.38%
Theoretical Best
Specialty Retail
$10.82M
$9.47M – $12.63M
NOI $757,716 @ 7.0% cap · market cap 19.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,280
Businesses Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Income-generating asset with value-add potential in prime location.
Where is this mixed-use property located?
The property is located at 8620 Airline Highway Baton Rouge, LA.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: High‑traffic location on US 190 and US 61 with approximately 50,000 ADT (2024).; Existing tenant (Planet Fitness) provides a solid income base.; Available suite (Suite A) offers 24,732 SF +/- for lease.**
