Architecturally Interesting Office
For Sale
Contact for pricing
11144 Dorsett Rd, Maryland Heights, MO
Office building with separate entrance, parking, and full finished basement.
Property Size4,906 SF
Lot Size0.47 Acres
Price / SF$142.48
Days on Market302
Property Features for 11144 Dorsett Rd
General Information
Standard status
Active
Size
4,906 SF
Lot size
0.47 Acres
Property subtype
OFFICE
Listing Agency:
Hilliker Corporation
(314) 781-0001
Listed By:
Peter Newton
Source:
Moodyscre
Added: Oct 23, 2025
Changed: Aug 8
Last Checked: Aug 20 at 7:47AM
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 architecturally interesting office building features a separate entrance for the second floor, a large conference room, and a two-car garage. The property includes parking for over 14 cars. A full finished basement is present, though it is not included in the total square footage of 4,906 square feet. The building benefits from good visibility and signage opportunities on Lindbergh Boulevard, which sees a traffic volume of 24,338 vehicles per day.
Key Highlights
- 14+ car parking available
- Separate entrance for 2nd floor
- Full finished basement (not included in Sq. Ft.)
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
$59,870
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
8.57%
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%
$1,197,400
$1.2M
Cap Rate 7%
$855,286
$855.3K
Cap Rate 9%
$665,222
$665.2K
Market Conditions
NOI Build-Up for 4,906 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
$109.5K $22.32/SF
− Vacancy
−$29.7K −$6.05/SF
EGI
$79.8K $16.27/SF
− OpEx
−$20.0K −$4.07/SF
NOI
$59.9K $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%
$1,197,400
Cap Rate 7%
$855,286
Cap Rate 9%
$665,222
Alternative Uses
Best Use
Office B
$855.3K
$748.4K – $997.8K
NOI $59,870 @ 7.0% cap · market cap 8.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$921.3K – $1.23M
NOI $73,704 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
407
Businesses Nearby
Explore this area
Business Placement
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 building - Office building with separate entrance, parking, and full finished basement.
Where is this office building located?
The property is located at 11144 Dorsett Rd Maryland Heights, MO.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 14+ car parking available; Separate entrance for 2nd floor; Full finished basement (not included in Sq. Ft.)
