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    Freestanding Retail Building in Webster Groves Title is generated by Realmo AI

    8570 Watson Road, Webster Groves, MO 63119

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    Claim this Listing
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    For Sale
    $750,000

    Commercial Sale - Webster Groves, MO

    Property size:
    1,679 SF
    Lot size:
    0.30 Acres
    Price / SF:
    $446/SF
    Added:
    May 12, 2026
    Days on Market:
    5
    Last Refresh:
    May 16 at 3:06 am

    Property Features for 8570 Watson Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    25K-43-0824
    Size
    1,679 SF
    Lot size
    0.30 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    13202

    Building Details

    Year built
    1980
    Architectural style
    Other

    We can help!

    Listing Contact
    Caleb Anthonis
    Caleb Anthonis

    Listing agent Caleb Anthonis License #2021000758

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

    Listing date May 12, 2026

    MLS# 26029564 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

    • High‑traffic location at a signalized corner with over 33,000 vehicles per day.
    • Located in desirable Webster Groves, known for strong demographics and top‑rated schools, with a median household income exceeding $105,000 within 3 miles.
    • Freestanding 1,679 SF retail/commercial building on 0.30 acres with 136' frontage on Watson Road and 99' on Elm Avenue.
    • Proximity to major retailers and area anchors.
    • 10 surface parking spaces (5.96/1,000 SF).
    • Easy access to I‑44 and public transportation.

    Overview

    The property at 8570 Watson Road, Webster Groves, MO 63119, is a 1,679 square foot freestanding retail/commercial building situated on a 0.30-acre lot. Located at a signalized corner of Watson Road and S. Elm Ave / S. Rock Hill Road, the site benefits from combined traffic counts exceeding 33,000 vehicles per day. The property features 136 feet of frontage on Watson Road and 99 feet on Elm Avenue, along with 10 surface parking spaces, which translates to 5.96 spaces per 1,000 square feet. Built in 1980, the building was most recently occupied by Elicia’s Pizza. The property is zoned R4 (Parcel: 25K-43-0824). The location is in a dense retail corridor, near Walgreens, Steak ‘n Shake, Circle K, Domino’s, and Boccardi’s, with area anchors including Walmart, ALDI, Dierbergs, Petco, Guitar Center, and Schnucks. The Villages at Crestwood Crossing development is also nearby. Grant’s Farm, which attracts 450,000 annual visitors, is located minutes away. The property is served by a bus line with access to the Shrewsbury-Lansdowne MetroLink station, which is 8 minutes away, and offers easy access to I-44.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Map

    City
    Webster Groves
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.3511
    Latitude
    38.5887

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    FAQs

    What type of property is this?
    Storefront property - 1,679 SF commercial building on 0.30 acres for sale.
    Where is this storefront property located?
    The property is located at 8570 Watson Road Webster Groves, MO.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: High‑traffic location at a signalized corner with over 33,000 vehicles per day.; Located in desirable Webster Groves, known for strong demographics and top‑rated schools, with a median household income exceeding $105,000 within 3 miles.; Freestanding 1,679 SF retail/commercial building on 0.30 acres with 136' frontage on Watson Road and 99' on Elm Avenue.
    (314) 647-6611
    We can help!
    Listing Contact
    Caleb Anthonis
    Caleb Anthonis
    Real Estate License ID: 2021000758
    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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