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    Chesterfield Office Portfolio Opportunity Title is generated by Realmo AI

    702 Spirit 40 Park Drive, Chesterfield, MO 63005

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    Claim this Listing
    For Sale
    $9,862,200

    Commercial Sale - Chesterfield, MO

    Property size:
    65,748 SF
    Lot size:
    2.79 Acres
    Price / SF:
    $150/SF
    Added:
    Sep 16, 2025
    Days on Market:
    244
    Last Refresh:
    May 17 at 4:06 am

    Property Features for 702 Spirit 40 Park Drive

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    17V-51-0214
    Size
    65,748 SF
    Lot size
    2.79 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    83602

    Building Details

    Year built
    1997
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Ben Cherry

    Listing agent Ben Cherry License #2006018085

    Listing office Manor Real Estate 8085 Manchester Road, Saint Louis, MO

    Listing date Sep 16, 2025

    MLS# 25063470 Listing URL

    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.

    HighLights

    • Exceptional visibility and brand presence with prominent building signage along Chesterfield Airport Road.
    • Located in the heart of Chesterfield Valley, a dynamic business corridor.
    • Abundant dedicated parking with 280 spaces (4.26/1,000 SF).
    • Modern, updated interiors.
    • Immediately next door to the $130M “Gateway Studios” development.
    • Benefits from the energy of Chesterfield Valley’s thriving mix of retail, dining, entertainment, and corporate amenities.

    Overview

    This offering presents the opportunity to acquire a two-building office portfolio located in Chesterfield, Missouri. The properties, situated in the heart of Chesterfield Valley, feature prominent building signage along Chesterfield Airport Road, providing exceptional visibility and brand presence within a dynamic business corridor. The buildings offer modern, updated interiors and a highly accessible location. The portfolio includes abundant dedicated parking with 280 spaces, equating to a ratio of 4.26 spaces per 1,000 square feet. The property's location benefits from the energy of Chesterfield Valley’s mix of retail, dining, entertainment, and corporate amenities. The properties are located next door to the $130 million “Gateway Studios” development. The combined size of the buildings is 65,748 square feet, situated on a 2.787-acre lot.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $8.92M
    NOI $802,353 @ 9.00% cap · cautious / downside scenario
    Moderate
    $11.46M
    NOI $802,353 @ 7.00% cap · market / base-case scenario
    Aggressive
    $16.05M
    NOI $802,353 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $1.47M $22.32
    − Vacancy −$397.7k −$6.05
    EGI $1.07M $16.27
    − OpEx −$267.5k −$4.07
    NOI $802.4k $12.20
    65,748 SF · lease $22.32/SF/yr · vacancy 27.10% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $11.46M
    $10.03M – $13.37M (±1% cap)
    NOI $802,353 @ 7.0% cap · market cap 8.14%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $14.11M
    $12.35M – $16.46M (±1% cap)
    NOI $987,747 @ 7.0% cap · market cap 10.02%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Spa & Massage Center Dental Office Law Firm Hotel & Motel Real Estate Agency Skin Care Clinic Auto Parts Store Auto Repair Shop Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Chesterfield
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.6464
    Latitude
    38.6405

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    FAQs

    What type of property is this?
    Office building - Two-building office portfolio in Chesterfield Valley with high visibility.
    Where is this office building located?
    The property is located at 702 Spirit 40 Park Drive Chesterfield, MO.
    What is the asking price?
    The asking price for this property is $9,862,200.
    What are key features of this property?
    This property features: Exceptional visibility and brand presence with prominent building signage along Chesterfield Airport Road.; Located in the heart of Chesterfield Valley, a dynamic business corridor.; Abundant dedicated parking with 280 spaces (4.26/1,000 SF).
    3146476611x11
    We can help!
    Listing Contact
    Ben Cherry
    Real Estate License ID: 2006018085
    Learn More
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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
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