Fully Leased Class A
For Sale
Contact for pricing
9373 Barringer Foreman Rd, Baton Rouge, LA 70817
High-visibility office building in South Baton Rouge for sale.
Property Size10,550 SF
Price / SF$236.97
Days on Market695
Property Features for 9373 Barringer Foreman Rd
General Information
Standard status
Active
Size
10,550 SF
Class
A
Property subtype
Office
Net Operating Income
$172,122
Building Details
Units
5
Listing Agency:
Elifin Realty Baton Rouge
Listed By:
Fabian Edwards · License #LA
(800) 895-9329
Source:
Crexi
Added: Oct 14, 2024
Changed: Sep 7
Last Checked: Sep 7 at 11:01AM
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 Baton Rouge
Investment Insights
Based on property information with market context.
Located at 9373 Baringer Foreman Rd (Building 3), this fully leased Class A office building is available for sale. It is situated within the architecturally unique Baringer Block development in South Baton Rouge. The property benefits from high visibility along Airline Hwy, with an average of approximately 32,300 vehicles passing daily. The building features high-end finishes, flexible floor plans, and a modern facade. The building's size is 10,550 square feet. This is one of two completed buildings in the five-building development, with all infrastructure in place, including parking, entry drives, and monument signage. The property is located approximately 0.3 mile Northwest of Long Farm, a 273-acre mixed-use development featuring retail tenants such as Rouses, Starbucks, and Zaxby's. It also enjoys easy access to Woman’s Hospital (approximately 1.7 miles south) and nearby developments such as The Crossing and Baringer Foreman Tech Park.
Key Highlights
- Fully leased Class A office building, providing immediate income
- High‑visibility location on Airline Hwy with ±32,300 vehicles passing daily
- Part of the architecturally unique Baringer Block development in South Baton Rouge
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
295
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
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 - High-visibility office building in South Baton Rouge for sale.
Where is this office building located?
The property is located at 9373 Barringer Foreman Rd 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, providing immediate income; High‑visibility location on Airline Hwy with ±32,300 vehicles passing daily; Part of the architecturally unique Baringer Block development in South Baton Rouge
