Freestanding Building in Webster
For Sale
$475,000
Saint Louis, MO 63119, Saint Louis, MO 63119
Versatile commercial building in a high-demand St. Louis submarket.
Property Size2,280 SF
Price / SF$208.33
Days on Market259
Property Features
General Information
Standard status
Active
Size
2,280 SF
Class
C
Property subtype
Office
Building Details
Building Size
2,280 SF
Year Built
1983
Listing Agency:
Intelica CRE
(314) 304-7575
Listed By:
Alex Leary · License #2024033030
(314) 304-7575
Source:
Corfac
Added: Nov 25, 2025
Changed: Aug 9
Last Checked: Aug 11 at 6:25AM
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.
Located in Webster Groves, 7927 Big Bend Blvd is a freestanding commercial building with 2,280 square feet of space, situated on a 0.3-acre lot. The property is suitable for office, medical, retail, or creative studio use. The building features a front entry and a flexible interior layout, as well as an elevated rear deck with covered parking beneath. Surrounded by mature trees and neighboring professional offices, the site offers privacy and accessibility. The location provides convenience, visibility, and neighborhood appeal, with proximity to I-44, Webster University, and the Old Orchard business district. Positioned along the Big Bend Boulevard corridor, the property has high visibility and easy access to Interstate 44 and Laclede Station Road. The surrounding area includes residential neighborhoods, boutique retailers, restaurants, and professional offices, and is located minutes from Downtown Webster Groves, Webster University, and Old Orchard Shopping District. The location benefits from strong area demographics and foot traffic.
Key Highlights
- Prime location in the heart of Webster Groves, a highly desirable and walkable submarket of St. Louis.
- Versatile 2,280 SF freestanding building suitable for office, retail, or medical use.
- High visibility on well‑trafficked Big Bend Boulevard with easy access to I‑44.
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
$30,671
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
6.46%
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%
$613,420
$613.4K
Cap Rate 7%
$438,157
$438.2K
Cap Rate 9%
$340,789
$340.8K
Market Conditions
NOI Build-Up for 2,280 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
$50.9K $22.32/SF
− Vacancy
−$7.1K −$3.10/SF
EGI
$43.8K $19.22/SF
− OpEx
−$13.1K −$5.77/SF
NOI
$30.7K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /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%
$613,420
Cap Rate 7%
$438,157
Cap Rate 9%
$340,789
Alternative Uses
Best Use
Retail
$438.2K
$383.4K – $511.2K
NOI $30,671 @ 7.0% cap · market cap 6.46%
Second Best
Office B
$397.5K
$347.8K – $463.7K
NOI $27,824 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$489.3K
$428.2K – $570.9K
NOI $34,253 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 63119, MO
34,793
Population
15,627
Households
2.2
Avg Household Size
41
Median Age
64%
College-Educated
98%
High-School Grad
8.4 sq mi
ZIP Area
4,142
Density / Sq Mi
$103,287
Median Household Income
$65,266
Median Earnings
$1,275
Median Rent
$330,800
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.
Frequently Asked Questions
What type of property is this?
Office building - Versatile commercial building in a high-demand St. Louis submarket.
Where is this office building located?
The property is located at Saint Louis, MO.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Prime location in the heart of Webster Groves, a highly desirable and walkable submarket of St. Louis.; Versatile 2,280 SF freestanding building suitable for office, retail, or medical use.; High visibility on well‑trafficked Big Bend Boulevard with easy access to I‑44.
