Office Building with Off-Street
For Sale
Contact for pricing
854 Main St, Baton Rouge, LA 70802
Office building with convenient access to downtown Baton Rouge.
Property Size4,032 SF
Price / SF$161.21
Days on Market1181
Property Features for 854 Main St
General Information
Standard status
Active
Size
4,032 SF
Class
B
Property subtype
Office
Occupancy
33%
Building Details
Year Renovated
2022
Buildings
1
Stories
1
Units
2
Listing Agency:
Saurage Rotenberg Commercial Real Estate
Listed By:
Jack Herrington, CCIM · License #LA SALE.0995693154-ACT
(610) 563-9046
Source:
Crexi
Added: Jun 27, 2023
Changed: Sep 5
Last Checked: Sep 18 at 6:08AM
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 Saurage Rotenberg Commercial Real Estate
Investment Insights
Based on property information with market context.
This office building is located at the corner of Main Street and 9th Street and features off-street parking. It offers convenient access to downtown Baton Rouge, placing it near the Capitol and courthouses. The building is currently 50% leased, with one tenant relocating soon. A suite will soon be available that includes 8 offices, a reception area, IT/printers/file storage rooms, and shared restrooms and breakroom. The property has a size of 4032 square feet.
Key Highlights
- Convenient location at the corner of Main Street and 9th Street with excellent access to Downtown Baton Rouge, the Capitol, and Courthouses.
- Off‑street parking available.
- Opportunity for owner‑occupancy or investment due to 50% current lease status.
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
$38,565
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
5.93%
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%
$771,300
$771.3K
Cap Rate 7%
$550,929
$550.9K
Cap Rate 9%
$428,500
$428.5K
Market Conditions
NOI Build-Up for 4,032 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
$52.7K $13.08/SF
− Vacancy
−$1.3K −$0.33/SF
EGI
$51.4K $12.75/SF
− OpEx
−$12.9K −$3.19/SF
NOI
$38.6K $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%
$771,300
Cap Rate 7%
$550,929
Cap Rate 9%
$428,500
Alternative Uses
Best Use
Office B
$550.9K
$482.1K – $642.8K
NOI $38,565 @ 7.0% cap · market cap 5.93%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$965.6K
$844.9K – $1.13M
NOI $67,594 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
Median Home Value
Check the figures for this property
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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 - Office building with convenient access to downtown Baton Rouge.
Where is this office building located?
The property is located at 854 Main St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Convenient location at the corner of Main Street and 9th Street with excellent access to Downtown Baton Rouge, the Capitol, and Courthouses.; Off‑street parking available.; Opportunity for owner‑occupancy or investment due to 50% current lease status.
