Office Suite with Private
For Sale
$150,000
410 sovereign Court St, Louis, MO 63011
Commercial Sale, St Louis, MO
Property Size920 SF
Lot Size0.02 Acres
Price / SF$163.04
Days on Market75
Property Features for 410 sovereign Court St
General Information
Property type
Residential
Property subtype
Office
Parking features
Parking Lot, Open
Subdivision
Regency Park
Directions
GPS friendly
Standard status
Active
APN
22P-13-0146
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4434
Utilities
Utilities
Water Available
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1981
Floors in Building
1
Listing Agency:
RE/MAX Results · RE/MAX International
(636) 812-4400
Listed By:
Kim Cameron · License #2003019788
(314) 781-7777
Added: Jun 10
Changed: Aug 19
Last Checked: Aug 23 at 11:06PM
MLS# 26036629
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office suite is configured with two private offices and one private bath, with the owner open to tenant moving walls to accommodate specific needs. The suite includes front and rear entry options and handicap accessibility. Updates include new carpet and fresh paint in 2017 and an updated bathroom in 2018. Parking is supported by three assigned spaces plus additional parking in the large lot.
Located in a suburban setting off Manchester Road, the space is described as quiet and tucked away from the main roadway while still providing quick access to major roads and I-270.
The unit is available for July 2026 occupancy and is offered for sale with a 3-year minimum lease term noted in the remarks.
Located in a suburban setting off Manchester Road, the space is described as quiet and tucked away from the main roadway while still providing quick access to major roads and I-270.
The unit is available for July 2026 occupancy and is offered for sale with a 3-year minimum lease term noted in the remarks.
Key Highlights
- Office space unit measures 46' x 20' with 2 private offices and 1 private bath
- New carpet and fresh paint were completed in 2017
- Updated bathroom completed in 2018
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
$11,227
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
7.48%
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%
$224,540
$224.5K
Cap Rate 7%
$160,386
$160.4K
Cap Rate 9%
$124,744
$124.7K
Market Conditions
NOI Build-Up for 920 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
$20.5K $22.32/SF
− Vacancy
−$5.6K −$6.05/SF
EGI
$15.0K $16.27/SF
− OpEx
−$3.7K −$4.07/SF
NOI
$11.2K $12.20/SF
Area
St. Louis County, MO
Vacancy
27.10%
Lease Rate
$22.32 /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%
$224,540
Cap Rate 7%
$160,386
Cap Rate 9%
$124,744
Alternative Uses
Best Use
Office B
$160.4K
$140.3K – $187.1K
NOI $11,227 @ 7.0% cap · market cap 7.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$197.4K
$172.8K – $230.4K
NOI $13,821 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 63011, MO
37,495
Population
14,822
Households
2.5
Avg Household Size
44
Median Age
66%
College-Educated
98%
High-School Grad
14.3 sq mi
ZIP Area
2,622
Density / Sq Mi
$121,941
Median Household Income
$65,659
Median Earnings
$1,624
Median Rent
$373,600
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office suite features two private offices and a private bath with accessible front and rear entry options.
Where is this office units located?
The property is located at 410 sovereign Court St Louis, MO.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Office space unit measures 46' x 20' with 2 private offices and 1 private bath; New carpet and fresh paint were completed in 2017; Updated bathroom completed in 2018
