Mid City Live/Work
For Sale
Contact for pricing
Pending
545 S Foster Dr, Baton Rouge, LA 70806
Two-story retail/commercial building with modern remodeled residence.
Property Size3,857 SF
Days on Market1167
Property Features for 545 S Foster Dr
General Information
Standard status
Pending
Size
3,857 SF
Property subtype
Retail
Zoning
C1 & C-AB-1
Building Details
Buildings
2
Stories
2
Listing Agency:
Saurage Rotenberg Commercial Real Estate
Listed By:
Matthew Shirley, CCIM · License #LA SALE.0995682439-ACT
Source:
Crexi
Added: Jun 23, 2023
Changed: Aug 14
Last Checked: Aug 30 at 10:49PM
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 Saurage Rotenberg Commercial Real Estate
Investment Insights
Based on property information with market context.
This two-story retail/commercial building offers a live/work opportunity in Mid City. The property includes a 1,782 square foot space plus first and second story porches. The residence features a modern remodel with 2 bedrooms and 2 bathrooms, including a massive master suite. The open floor plan is enhanced with top-end finishes. Additional features include front and rear porches, and parking in the rear. The property is zoned primarily C1, but is 'spot zoned' C-AB-1 for the two-story retail/commercial building. The owner intends to relocate the business upon sale.
Key Highlights
- True live/work opportunity in Mid City
- 2 story retail/commercial building with C‑AB‑1 zoning
- 1,782 sqft plus 1st and 2nd story porches
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
$36,891
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
4.22%
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%
$737,820
$737.8K
Cap Rate 7%
$527,014
$527.0K
Cap Rate 9%
$409,900
$409.9K
Market Conditions
NOI Build-Up for 3,857 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
$50.4K $13.08/SF
− Vacancy
−$1.3K −$0.33/SF
EGI
$49.2K $12.75/SF
− OpEx
−$12.3K −$3.19/SF
NOI
$36.9K $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%
$737,820
Cap Rate 7%
$527,014
Cap Rate 9%
$409,900
Alternative Uses
Best Use
Office B
$527.0K
$461.1K – $614.9K
NOI $36,891 @ 7.0% cap · market cap 4.22%
Second Best
Mixed Use
$515.7K
$451.3K – $601.7K
NOI $36,102 @ 7.0% cap · market cap 4.13%
Theoretical Best
Specialty Retail
$923.7K
$808.3K – $1.08M
NOI $64,660 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
Explore this area
Business Placement
Demographics for 70806, LA
27,898
Population
14,972
Households
1.9
Avg Household Size
37
Median Age
40%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
3,135
Density / Sq Mi
$53,430
Median Household Income
$41,894
Median Earnings
$1,014
Median Rent
$321,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Two-story retail/commercial building with modern remodeled residence.
Where is this live-work space located?
The property is located at 545 S Foster Dr Baton Rouge, LA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: True live/work opportunity in Mid City; 2 story retail/commercial building with C‑AB‑1 zoning; 1,782 sqft plus 1st and 2nd story porches
