Baton Rouge Office Buildings
For Sale
Contact for pricing
N 9th St, Baton Rouge, LA 70802
Office buildings portfolio with private parking and downtown access.
Property Size8,047 SF
Price / SF$155.34
Days on Market1012
Property Features for N 9th St
General Information
Standard status
Active
Size
8,047 SF
Class
A
Property subtype
Office
Occupancy
50%
Lease Type
Modified Gross
Building Details
Year Renovated
2022
Buildings
2
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
Saurage Rotenberg Commercial Real Estate
Listed By:
Jack Herrington, CCIM · License #LA SALE.0995693154-ACT
(610) 563-9046
Source:
Crexi
Added: Nov 27, 2023
Changed: Aug 26
Last Checked: Aug 29 at 4:15AM
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 portfolio of office buildings is conveniently located at the corner of Main Street and 9th Street, offering private off-street parking and excellent access to Downtown Baton Rouge, placing it a short distance from the Capitol and Courthouses. The portfolio consists of four municipal addresses. 842 Main St is 2,013 square feet and leased through December 2029. 846 Main St is 1,984 square feet and leased through July 2030, featuring four private offices, two restrooms, a large bullpen, a glass conference room, a reception/waiting room, and a kitchenette. 854 Main St is 1,950 square feet and available for owner/occupant use, containing eight private offices, a reception/waiting room, and large IT/file storage/printer rooms. The N. 9th St building is 2,082 square feet, renovated, and available 2/1/2026. Currently, the portfolio is 50% occupied. The total property size is 8,047 square feet.
Key Highlights
- Prime location: Corner of Main Street and 9th Street with excellent access.
- Income potential: Currently 50% occupied with existing leases.
- Multiple buildings: Portfolio consists of 4 municipal addresses.
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
$76,968
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
6.16%
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%
$1,539,360
$1.5M
Cap Rate 7%
$1,099,543
$1.1M
Cap Rate 9%
$855,200
$855.2K
Market Conditions
NOI Build-Up for 8,047 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
$105.3K $13.08/SF
− Vacancy
−$2.6K −$0.33/SF
EGI
$102.6K $12.75/SF
− OpEx
−$25.7K −$3.19/SF
NOI
$77.0K $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%
$1,539,360
Cap Rate 7%
$1,099,543
Cap Rate 9%
$855,200
Alternative Uses
Best Use
Office B
$1.10M
$962.1K – $1.28M
NOI $76,968 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.93M
$1.69M – $2.25M
NOI $134,903 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,746
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
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 - Office buildings portfolio with private parking and downtown access.
Where is this office building located?
The property is located at N 9th St Baton Rouge, LA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Prime location: Corner of Main Street and 9th Street with excellent access.; Income potential: Currently 50% occupied with existing leases.; Multiple buildings: Portfolio consists of 4 municipal addresses.
