Updated Two-Story Office
For Sale
$1,168,000
8900 Bluebonnet Blvd, Baton Rouge, LA 70810
C2-zoned office property with private offices, conference areas, and covered outdoor meeting space.
Property Size6,089 SF
Price / SF$191.82
Days on Market46
Property Features for 8900 Bluebonnet Blvd
General Information
Standard status
Active
Size
6,089 SF
Property subtype
Office
Zoning
C2
Amenities
Power
Water
Sewer
Listing Agency:
Covington & Associates Real Estate, LLC
(225) 667-3711
Listed By:
Aaron Goolsby · License #0000069174
(225) 667-3711
Source:
Lacdb.resimplifi
Added: Jul 15
Changed: Aug 28
Last Checked: Aug 29 at 5:58AM
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 Covington & Associates Real Estate, LLC
Investment Insights
Based on property information with market context.
This updated two-story office building provides 5,196 square feet of heated and cooled office space within 6,089 square feet total under roof. The first floor includes an executive suite, reception area, conference room, kitchen, eight private offices, copy and file rooms, restrooms, and access to the rear patio and courtyard. The 1,158-square-foot upper level adds an open lobby, three offices, a restroom, and a network room.
Covered outdoor areas include a full-length front porch, rear patio, and private courtyard. Several interior spaces connect directly to these areas, supporting meetings and gatherings. The property occupies a corner lot at 8900 Bluebonnet Blvd in Baton Rouge and is zoned C2. Its configuration includes executive offices, meeting areas, support rooms, and outdoor gathering space for a range of professional office operations.
Covered outdoor areas include a full-length front porch, rear patio, and private courtyard. Several interior spaces connect directly to these areas, supporting meetings and gatherings. The property occupies a corner lot at 8900 Bluebonnet Blvd in Baton Rouge and is zoned C2. Its configuration includes executive offices, meeting areas, support rooms, and outdoor gathering space for a range of professional office operations.
Key Highlights
- 5,196 SF of heated and cooled office space
- 6,089 SF total under roof
- 4,038‑square‑foot first floor with executive suite and eight private offices
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
$58,240
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
4.99%
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%
$1,164,800
$1.2M
Cap Rate 7%
$832,000
$832.0K
Cap Rate 9%
$647,111
$647.1K
Market Conditions
NOI Build-Up for 6,089 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
$79.6K $13.08/SF
− Vacancy
−$2.0K −$0.33/SF
EGI
$77.7K $12.75/SF
− OpEx
−$19.4K −$3.19/SF
NOI
$58.2K $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%
$1,164,800
Cap Rate 7%
$832,000
Cap Rate 9%
$647,111
Alternative Uses
Best Use
Office B
$832.0K
$728.0K – $970.7K
NOI $58,240 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.46M
$1.28M – $1.70M
NOI $102,078 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
792
Businesses Nearby
Explore this area
Business Placement
Demographics for 70810, LA
42,472
Population
19,195
Households
2.2
Avg Household Size
38
Median Age
55%
College-Educated
95%
High-School Grad
26.2 sq mi
ZIP Area
1,621
Density / Sq Mi
$93,712
Median Household Income
$52,510
Median Earnings
$1,406
Median Rent
$353,100
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 - C2-zoned office property with private offices, conference areas, and covered outdoor meeting space.
Where is this office building located?
The property is located at 8900 Bluebonnet Blvd Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,168,000.
What are key features of this property?
This property features: 5,196 SF of heated and cooled office space; 6,089 SF total under roof; 4,038‑square‑foot first floor with executive suite and eight private offices
