Corner Storefront Retail
For Sale
$649,000
8205 Gravois Road St, Louis, MO 63123
Commercial Sale, St Louis, MO
Property Size3,200 SF
Lot Size0.66 Acres
Price / SF$202.81
Days on Market300
Property Features for 8205 Gravois Road St
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Parking Lot, Open
Subdivision
Ludewig Lt Pts 12 & 13 Bdy Adj
Standard status
Active
APN
25H-42-0773
Size
3,200 SF
Lot size
0.66 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LUDEWIG LOT PTS 12 & 13 BDY ADJ PARCEL A 11 16 90
Tax Annual Amount
16670
Legal Description
LUDEWIG LOT PTS 12 & 13 BDY ADJ PARCEL A 11 16 90
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Amenities
LED lighting
security cameras
Building Details
Year built
1990
Floors in Building
1
Building materials
Concrete, Block
Roof type
Flat
Listing Agency:
LuxREco
Listed By:
Gregory Hayden · License #1999021961
(314) 892-5200
Added: Dec 8, 2025
Changed: Sep 26
Last Checked: Oct 4 at 7:06AM
MLS# 24050805
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 3,200-square-foot concrete and block retail building sits on 0.66 acres and includes a sales floor, office, restroom, and storage room. The property is currently used by Mid America Arms and features new LED lighting and security cameras throughout. A flat roof is approximately ten years old, while the HVAC system is approximately 16 years old. Heating is provided by forced air, with electric central air conditioning.
The property occupies a corner position on Gravois Road in St. Louis, within a high-traffic suburban commercial corridor. Open lot parking accommodates 40 cars. The site has C2 zoning, public water, public sewer, and water available. It is also offered as part of a potential assemblage with adjacent properties at 8213 and 8227 Gravois Road, creating a continuous 1.82-acre redevelopment site at the signalized Gravois and Heege intersection.
The property occupies a corner position on Gravois Road in St. Louis, within a high-traffic suburban commercial corridor. Open lot parking accommodates 40 cars. The site has C2 zoning, public water, public sewer, and water available. It is also offered as part of a potential assemblage with adjacent properties at 8213 and 8227 Gravois Road, creating a continuous 1.82-acre redevelopment site at the signalized Gravois and Heege intersection.
Key Highlights
- 3,200‑square‑foot retail building on 0.66 acres
- C2 zoning with sales floor, office, restroom, and storage room
- Corner location on Gravois Road at a signalized intersection
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
$43,047
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
6.63%
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%
$860,940
$860.9K
Cap Rate 7%
$614,957
$615.0K
Cap Rate 9%
$478,300
$478.3K
Market Conditions
NOI Build-Up for 3,200 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
$71.4K $22.32/SF
− Vacancy
−$9.9K −$3.10/SF
EGI
$61.5K $19.22/SF
− OpEx
−$18.4K −$5.77/SF
NOI
$43.0K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /SF/Yr
Expense Ratio
30.00%
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%
$860,940
Cap Rate 7%
$614,957
Cap Rate 9%
$478,300
Alternative Uses
Best Use
Retail
$615.0K
$538.1K – $717.5K
NOI $43,047 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$686.8K
$600.9K – $801.2K
NOI $48,074 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
18k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
10,304 visits/mo
0.3 miles
Phillips 66
Shops & Services
7,947 visits/mo
0.3 miles
Demographics for 63123, MO
50,989
Population
23,208
Households
2.2
Avg Household Size
41
Median Age
36%
College-Educated
92%
High-School Grad
12.5 sq mi
ZIP Area
4,079
Density / Sq Mi
$74,187
Median Household Income
$43,458
Median Earnings
$987
Median Rent
$205,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Storefront property - C2-zoned commercial building with a sales floor, office, storage, restroom, parking, and updated LED lighting and security cameras.
Where is this storefront property located?
The property is located at 8205 Gravois Road St Louis, MO.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 3,200‑square‑foot retail building on 0.66 acres; C2 zoning with sales floor, office, restroom, and storage room; Corner location on Gravois Road at a signalized intersection
