Class A Office Building in Baringer
For Sale
Contact for pricing
9373 Baringer Foreman Road, Baton Rouge, LA 70817
Fully leased Class A office building in Baringer Block with high-end finishes and flexible floor plans.
Property Size10,550 SF
Price / SF$236.97
Days on Market316
Property Features for 9373 Baringer Foreman Road
General Information
Standard status
Active
Size
10,550 SF
Class
Class A
Property subtype
OFFICE
Occupancy
100%
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Listing Agency:
Elifin Realty
(800) 895-9329
Listed By:
Fabian Edwards
(985) 974-8301
Source:
Moodyscre
Added: Nov 11, 2025
Changed: Sep 16
Last Checked: Sep 22 at 2:49PM
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.
Now available for sale, 9373 Baringer Foreman Rd (Building 3) is a fully leased Class A office building within the architecturally unique Baringer Block development in South Baton Rouge. The property features high-end finishes, flexible floor plans, and a modern, eye-catching facade designed to stand apart from typical office parks.
The building is located along Airline Hwy for high-visibility exposure, with an average of 32,300 vehicles passing daily. Within Baringer Block, two of the five planned buildings are completed, and all infrastructure is in place, including parking, entry drives, and monument signage.
Baringer Block also benefits from nearby access to major uses, with Long Farm about 0.3 mile to the northwest and Woman’s Hospital about 1.7 miles to the south, along with surrounding developments including The Crossing and Baringer Foreman Tech Park.
The building is located along Airline Hwy for high-visibility exposure, with an average of 32,300 vehicles passing daily. Within Baringer Block, two of the five planned buildings are completed, and all infrastructure is in place, including parking, entry drives, and monument signage.
Baringer Block also benefits from nearby access to major uses, with Long Farm about 0.3 mile to the northwest and Woman’s Hospital about 1.7 miles to the south, along with surrounding developments including The Crossing and Baringer Foreman Tech Park.
Key Highlights
- Fully leased Class A office building (Building 3) in the Baringer Block development in South Baton Rouge.
- High‑visibility location along Airline Hwy with an average of 32,300 vehicles passing daily.
- Architecturally unique Baringer Block setting with high‑end finishes, flexible floor plans, and a modern facade.
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
$100,908
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
4.04%
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%
$2,018,160
$2.0M
Cap Rate 7%
$1,441,543
$1.4M
Cap Rate 9%
$1,121,200
$1.1M
Market Conditions
NOI Build-Up for 10,550 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
$138.0K $13.08/SF
− Vacancy
−$3.4K −$0.33/SF
EGI
$134.5K $12.75/SF
− OpEx
−$33.6K −$3.19/SF
NOI
$100.9K $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%
$2,018,160
Cap Rate 7%
$1,441,543
Cap Rate 9%
$1,121,200
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,908 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.53M
$2.21M – $2.95M
NOI $176,864 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
Demographics for 70817, LA
35,025
Population
14,106
Households
2.5
Avg Household Size
40
Median Age
50%
College-Educated
96%
High-School Grad
25.4 sq mi
ZIP Area
1,379
Density / Sq Mi
$102,878
Median Household Income
$58,613
Median Earnings
$1,363
Median Rent
$288,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased Class A office building in Baringer Block with high-end finishes and flexible floor plans.
Where is this office building 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: Fully leased Class A office building (Building 3) in the Baringer Block development in South Baton Rouge.; High‑visibility location along Airline Hwy with an average of 32,300 vehicles passing daily.; Architecturally unique Baringer Block setting with high‑end finishes, flexible floor plans, and a modern facade.
