Outparcel Restaurant
For Sale
Contact for pricing
1120 SHAPIRO DR, Festus, MO 63028
Freestanding restaurant property positioned as an outparcel to Lowe’s Home Improvement in the St. Louis MSA.
Property Size4,255 SF
Lot Size1.47 Acres
Price / SF$470.04
Days on Market111
Property Features for 1120 SHAPIRO DR
General Information
Standard status
Active
Size
4,255 SF
Lot size
1.47 Acres
Property subtype
Retail
Investment Type
Value Add
Net Operating Income
$168,648
Additional Details
Anchor Co-Tenants
Lowe's Home Improvement
Building Details
Year Built
2000
Tenancy
Single
Abandoned
No
Listing Agency:
Matthews
Listed By:
Tanner Sanford · License #TN 370826
Source:
Crexi
Added: May 13
Changed: Aug 31
Last Checked: Aug 31 at 7:20AM
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 Matthews
Investment Insights
Based on property information with market context.
This conventional restaurant property includes 4,255 square feet of building area on approximately 1.47 acres. Constructed in 2000, the asset is associated with a vacating tenant and is being offered for sale as a restaurant-oriented commercial property.
The property is located at 1120 Shapiro Dr in Festus, Missouri, within the St. Louis metropolitan statistical area. Its outparcel position to Lowe’s Home Improvement provides a defined relationship to an established home-improvement retail destination.
The property is located at 1120 Shapiro Dr in Festus, Missouri, within the St. Louis metropolitan statistical area. Its outparcel position to Lowe’s Home Improvement provides a defined relationship to an established home-improvement retail destination.
Key Highlights
- 4,255‑square‑foot conventional restaurant property
- Approximately 1.47 acres
- Outparcel to Lowe’s Home Improvement
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
$67,962
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
3.40%
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%
$1,359,240
$1.4M
Cap Rate 7%
$970,886
$970.9K
Cap Rate 9%
$755,133
$755.1K
Market Conditions
NOI Build-Up for 4,255 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
$102.6K $24.12/SF
− Vacancy
−$5.5K −$1.30/SF
EGI
$97.1K $22.82/SF
− OpEx
−$29.1K −$6.85/SF
NOI
$68.0K $15.97/SF
Area
Jefferson County, MO
Vacancy
5.40%
Lease Rate
$24.12 /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%
$1,359,240
Cap Rate 7%
$970,886
Cap Rate 9%
$755,133
Alternative Uses
Best Use
Specialty Retail
$12.64M
$11.06M – $14.74M
NOI $884,585 @ 7.0% cap · market cap 44.23%
Second Best
Retail
$970.9K
$849.5K – $1.13M
NOI $67,962 @ 7.0% cap · market cap 3.40%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
439k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 22%
Home Improvements & Furnishings 14%
Groceries 11%
Schnucks
Groceries
46,532 visits/mo
0.4 miles
McDonald's
Dining
33,772 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
30,674 visits/mo
0.4 miles
Lowe's
Home Improvements & Furnishings
29,157 visits/mo
0.2 miles
Phillips 66
Shops & Services
23,816 visits/mo
0.3 miles
Demographics for 63028, MO
27,924
Population
11,390
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
91%
High-School Grad
125.8 sq mi
ZIP Area
222
Density / Sq Mi
$76,468
Median Household Income
$46,341
Median Earnings
$937
Median Rent
$221,600
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Freestanding restaurant property positioned as an outparcel to Lowe’s Home Improvement in the St. Louis MSA.
Where is this conventional restaurant located?
The property is located at 1120 SHAPIRO DR Festus, MO.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 4,255‑square‑foot conventional restaurant property; Approximately 1.47 acres; Outparcel to Lowe’s Home Improvement
