Premier Office Park in Baton
For Sale
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9373 Baringer Foreman Road, Baton Rouge, LA
Professional and medical office park south of Woman's Hospital.
Property Size10,685 SF
Lot Size4.16 Acres
Price / SF$233.97
Days on Market271
Property Features for 9373 Baringer Foreman Road
General Information
Standard status
Active
Size
10,685 SF
Lot size
4.16 Acres
Property subtype
OFFICE
Listing Agency:
Elifin Realty
(985) 974-8301
Listed By:
Fabian Edwards
(985) 974-8301
Source:
Moodyscre
Added: Nov 11, 2025
Changed: Aug 8
Last Checked: May 20 at 9:10PM
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 Elifin Realty
Investment Insights
Based on property information with market context.
Baringer Office Block is a professional and medical office park located south of Woman's Hospital at the signalized intersection of Airline Hwy. and Baringer Foreman Rd., near Long Farm Village. It is adjacent to The Crossing retail development and Baringer Foreman Tech Park. The property offers 10685 square feet of office space. Two of the five buildings have been completed, along with all of the infrastructure of the development, including parking, two forms of ingress and egress, and pylon signage. Pad Sites 4 & 5 are also for sale with turn-key build-out packages available.
Key Highlights
- Premier professional and medical office park location in South Baton Rouge.
- Located near Woman's Hospital and Long Farm Village.
- Signalized intersection of Airline Hwy. and Baringer Foreman Rd. provides high visibility.
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
$102,199
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
4.09%
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%
$2,043,980
$2.0M
Cap Rate 7%
$1,459,986
$1.5M
Cap Rate 9%
$1,135,544
$1.1M
Market Conditions
NOI Build-Up for 10,685 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
$139.8K $13.08/SF
− Vacancy
−$3.5K −$0.33/SF
EGI
$136.3K $12.75/SF
− OpEx
−$34.1K −$3.19/SF
NOI
$102.2K $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%
$2,043,980
Cap Rate 7%
$1,459,986
Cap Rate 9%
$1,135,544
Alternative Uses
Best Use
Office B
$1.46M
$1.28M – $1.70M
NOI $102,199 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.56M
$2.24M – $2.99M
NOI $179,127 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
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 - Professional and medical office park south of Woman's Hospital.
Where is this office units located?
The property is located at 9373 Baringer Foreman Road Baton Rouge, LA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Premier professional and medical office park location in South Baton Rouge.; Located near Woman's Hospital and Long Farm Village.; Signalized intersection of Airline Hwy. and Baringer Foreman Rd. provides high visibility.
