Flex Space with Storage
For Sale
Contact for pricing
114-116 E Orleans St, Pacific, MO 63069
Office and showroom configuration with private offices, a kitchenette, garage space, and secured outdoor storage.
Property Size4,584 SF
Price / SF$76.35
Days on Market21
Property Features for 114-116 E Orleans St
General Information
Standard status
Active
Size
4,584 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
kitchenette
shower
showroom
attached garage
storage building
fenced storage
Building Details
Buildings
2
Stories
2
Listing Agency:
Shockley Commercial/Industrial
(636) 262-5978
Listed By:
Douglas Tinkham
(636) 262-5978
Source:
Moodyscre
Added: Aug 11
Changed: Aug 30
Last Checked: Aug 30 at 10:45PM
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 Shockley Commercial/Industrial
Investment Insights
Based on property information with market context.
This 4,584-square-foot flex property combines office, showroom, and warehouse-oriented space. The interior includes private offices, a kitchenette, and two bathrooms, including one with a shower. A large second-floor open area is already fitted with cubicles, while the showroom provides additional functional space.
The property also includes an attached garage and a separate 3-bay storage building. Outdoor storage is enclosed by fencing and accessed through a roll gate, with room to expand the storage area. Abundant street parking and convenient access to I-44 support day-to-day commercial operations.
The property also includes an attached garage and a separate 3-bay storage building. Outdoor storage is enclosed by fencing and accessed through a roll gate, with room to expand the storage area. Abundant street parking and convenient access to I-44 support day-to-day commercial operations.
Key Highlights
- 4,584 SF flex property with office, showroom, and warehouse‑oriented space
- Private offices, kitchenette, and 2 bathrooms, including 1 with a shower
- Large second‑floor open area with existing cubicles
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
$29,111
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
8.32%
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%
$582,220
$582.2K
Cap Rate 7%
$415,871
$415.9K
Cap Rate 9%
$323,456
$323.5K
Market Conditions
NOI Build-Up for 4,584 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
$43.5K $9.48/SF
− Vacancy
−$1.9K −$0.41/SF
EGI
$41.6K $9.07/SF
− OpEx
−$12.5K −$2.72/SF
NOI
$29.1K $6.35/SF
Area
Franklin County, MO
Vacancy
4.30%
Lease Rate
$9.48 /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%
$582,220
Cap Rate 7%
$415,871
Cap Rate 9%
$323,456
Alternative Uses
Best Use
Office B
$882.6K
$772.3K – $1.03M
NOI $61,785 @ 7.0% cap · market cap 17.65%
Second Best
Warehouse
$505.0K
$441.9K – $589.2K
NOI $35,350 @ 7.0% cap · market cap 10.10%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,468 @ 7.0% cap · market cap 26.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
333
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 63069, MO
15,542
Population
6,498
Households
2.4
Avg Household Size
42
Median Age
30%
College-Educated
92%
High-School Grad
68.5 sq mi
ZIP Area
227
Density / Sq Mi
$74,063
Median Household Income
$45,380
Median Earnings
$913
Median Rent
$271,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Graze, LLC — 409 E Osage St, Pacific, MO 63069
Frequently Asked Questions
What type of property is this?
Flex space - Office and showroom configuration with private offices, a kitchenette, garage space, and secured outdoor storage.
Where is this flex space located?
The property is located at 114-116 E Orleans St Pacific, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 4,584 SF flex property with office, showroom, and warehouse‑oriented space; Private offices, kitchenette, and 2 bathrooms, including 1 with a shower; Large second‑floor open area with existing cubicles
