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    For Sale (8)

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    Versatile Commercial Space in Arnold
    $269,900
    4,200 SF

    Versatile Commercial Space in Arnold

    Office/retail space with updated features and ample parking.

    1333 W Outer 21 Rd, Arnold, MO 63010
    View details
    Villa Ridge Acreage with Potential
    $325,000
    18.20 Acres

    Villa Ridge Acreage with Potential

    18.02 acres with commercial or residential development potential.

    Highway At, Villa Ridge, MO 63089
    View details
    Residential Land with Lake Access
    Contact for pricing
    0.52 Acres

    Residential Land with Lake Access

    Over 1/2 acre lot with utilities and lake access.

    .5177 +/- Ac Twin Rdg Dr, Cedar Hill, MO 63016
    View details
    Hazelwood Multifamily Investment Opportunity
    $1,900,000
    20,154 SF

    Hazelwood Multifamily Investment Opportunity

    Stabilized 20-unit apartment building in Hazelwood School District.

    7412-7418 Olian Dr, Hazelwood, MO 63042
    View details
    Villa Ridge Commercial Opportunity
    $365,000
    1,309 SF

    Villa Ridge Commercial Opportunity

    Versatile commercial building or residential conversion opportunity in Villa Ridge.

    419 Olive St, Villa Ridge, MO 63089
    View details
    Northampton Four-Family Investment Opportunity
    $299,900
    2,788 SF

    Northampton Four-Family Investment Opportunity

    Classic 4-unit building in the heart of Northampton.

    4916 Winona Ave St, Louis, MO 63109
    View details
    Villa Ridge Farm Land
    $695,000
    31.30 Acres

    Villa Ridge Farm Land

    31.3 acres with commercial potential near Highway 44.

    Highway At, Villa Ridge, MO 63089
    View details
    Festus Land with Wooded Privacy
    $95,000
    4.10 Acres

    Festus Land with Wooded Privacy

    4.1 acres of wooded land in Festus, Missouri.

    11524 10 Pt Ln, Festus, MO 63028
    View details

    For Lease (1)

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    Arnold, MO Office/Retail Space
    $2,500 / Mo
    2,100 SF

    Arnold, MO Office/Retail Space

    Office and retail space available for lease or sale.

    1333 W Outer 21 Rd, Arnold, MO 63010
    View details

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    REALTY EXECUTIVES of St. Louis
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    REALTY EXECUTIVES of St. Louis
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