Industrial Building with Renovated
For Sale
Contact for pricing
11445 Warnen Rd, Maryland Heights, MO
9,504 SF industrial building with renovated mezzanine office space.
Property Size9,504 SF
Lot Size0.44 Acres
Price / SF$102.48
Days on Market312
Property Features for 11445 Warnen Rd
General Information
Standard status
Active
Size
9,504 SF
Lot size
0.44 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Intelica CRE
(636) 346-3490
Listed By:
Austin Dazey · License #2022009329
(636) 346-3490
Source:
Moodyscre
Added: Oct 21, 2025
Changed: Aug 17
Last Checked: Aug 26 at 1:23PM
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 Intelica CRE
Investment Insights
Based on property information with market context.
This single building encompasses 9,504 square feet on a site of approximately 0.44 acres. It features two dock doors and one oversized drive-in door, along with an 18-foot clear height and shared covered outside storage. The property includes renovated mezzanine office space and is equipped with 3-Phase Power. The location is just south of Dorsett Road, approximately 0.5 miles from Lindbergh Boulevard and 1.5 miles from I-270. The zoning is M1, designated for office, service, and light manufacturing.
Key Highlights
- Excellent location just south of Dorsett Rd, 0.5 miles from Lindbergh Blvd & 1.5 miles from I‑270.
- Functional warehouse space includes 2 docks & 1 oversized drive‑in.
- High 18' clear height.**
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
$45,749
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
4.70%
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%
$914,980
$915.0K
Cap Rate 7%
$653,557
$653.6K
Cap Rate 9%
$508,322
$508.3K
Market Conditions
NOI Build-Up for 9,504 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
$56.4K $5.93/SF
− Vacancy
−$2.5K −$0.27/SF
EGI
$53.8K $5.66/SF
− OpEx
−$8.1K −$0.85/SF
NOI
$45.7K $4.81/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /SF/Yr
Expense Ratio
15.00%
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%
$914,980
Cap Rate 7%
$653,557
Cap Rate 9%
$508,322
Alternative Uses
Best Use
Warehouse
$653.6K
$571.9K – $762.5K
NOI $45,749 @ 7.0% cap · market cap 4.70%
Second Best
Industrial
$538.2K
$471.0K – $627.9K
NOI $37,676 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$2.04M
$1.78M – $2.38M
NOI $142,781 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
565
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - 9,504 SF industrial building with renovated mezzanine office space.
Where is this manufacturing property located?
The property is located at 11445 Warnen Rd Maryland Heights, MO.
What is the asking price?
The asking price for this property is $974,000.
What are key features of this property?
This property features: Excellent location just south of Dorsett Rd, 0.5 miles from Lindbergh Blvd & 1.5 miles from I‑270.; Functional warehouse space includes **2 docks & 1 oversized drive‑in**.; High 18' clear height.**
