Flex Space with
New
For Sale
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11033 Lin Valle Dr, Saint Louis, MO 63123
Versatile commercial space combining offices, warehouse capacity, a commercial kitchen, and dedicated parking.
Property Size3,768 SF
Price / SF$139.33
Days on Market5
Property Features for 11033 Lin Valle Dr
General Information
Standard status
Active
Size
3,768 SF
Property subtype
INDUSTRIAL
Listing Agency:
Hilliker Corporation
(314) 781-0001
Listed By:
A. William Aschinger · License #1999057422
Source:
Moodyscre
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 8:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Hilliker Corporation
Investment Insights
Based on property information with market context.
This flex property provides 3,768 square feet of combined office and warehouse space. The layout includes a 2,700± SF office component and a 1,000± SF warehouse area, along with a drive-in door for functional access. Interior features include a large commercial kitchen, a reception area, and a glass-enclosed conference room.
The property is located at 11033 Lin Valle Dr in Saint Louis, Missouri. On-site parking accommodates 10-12 vehicles, and the roof is identified as new for 2026.
The property is located at 11033 Lin Valle Dr in Saint Louis, Missouri. On-site parking accommodates 10-12 vehicles, and the roof is identified as new for 2026.
Key Highlights
- 3,768 square feet of total property size
- 2,700± SF office area and 1,000± SF warehouse
- 1 Drive‑In Door
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
$45,983
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
8.76%
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%
$919,660
$919.7K
Cap Rate 7%
$656,900
$656.9K
Cap Rate 9%
$510,922
$510.9K
Market Conditions
NOI Build-Up for 3,768 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
$84.1K $22.32/SF
− Vacancy
−$22.8K −$6.05/SF
EGI
$61.3K $16.27/SF
− OpEx
−$15.3K −$4.07/SF
NOI
$46.0K $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%
$919,660
Cap Rate 7%
$656,900
Cap Rate 9%
$510,922
Alternative Uses
Best Use
Office B
$656.9K
$574.8K – $766.4K
NOI $45,983 @ 7.0% cap · market cap 8.76%
Second Best
Warehouse
$259.1K
$226.7K – $302.3K
NOI $18,138 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$808.7K
$707.6K – $943.5K
NOI $56,608 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
560
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial space combining offices, warehouse capacity, a commercial kitchen, and dedicated parking.
Where is this flex space located?
The property is located at 11033 Lin Valle Dr Saint Louis, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,768 square feet of total property size; 2,700± SF office area and 1,000± SF warehouse; 1 Drive‑In Door
