Fully Occupied Strip
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For Sale
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12-20 Harvester Sq, Saint Charles, MO 63303
Multi-tenant retail center with C-3 General Commercial zoning and complete occupancy.
Property Size6,423 SF
Lot Size0.51 Acres
Price / SF$171.26
Days on Market4
Property Features for 12-20 Harvester Sq
General Information
Standard status
Active
Size
6,423 SF
Lot size
0.51 Acres
Property subtype
RETAIL
Zoning
C-3
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
Hutkin Development Company
(314) 973-1242
Listed By:
Lee M Keefer
(314) 973-1242
Source:
Moodyscre
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 6:05AM
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 Hutkin Development Company
Investment Insights
Based on property information with market context.
This retail strip center contains 6,423 GLA within a multi-tenant configuration. The property is fully occupied and positioned on a 0.51-acre site, providing an established commercial setting for the existing retail layout. C-3 General Commercial zoning supports its classification within the City of St. Peters.
The center is located in St. Charles County at 12-20 Harvester Square, St Charles, Missouri. Its combination of retail-oriented improvements, multiple tenant occupancy, and defined commercial zoning provides a straightforward profile for evaluating the property as an occupied strip mall.
The center is located in St. Charles County at 12-20 Harvester Square, St Charles, Missouri. Its combination of retail-oriented improvements, multiple tenant occupancy, and defined commercial zoning provides a straightforward profile for evaluating the property as an occupied strip mall.
Key Highlights
- 6,423 GLA retail strip center
- 0.51‑acre site in St. Charles County
- Multi‑tenant configuration
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
$88,715
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
8.07%
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%
$1,774,300
$1.8M
Cap Rate 7%
$1,267,357
$1.3M
Cap Rate 9%
$985,722
$985.7K
Market Conditions
NOI Build-Up for 6,423 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
$145.7K $22.68/SF
− Vacancy
−$18.9K −$2.95/SF
EGI
$126.7K $19.73/SF
− OpEx
−$38.0K −$5.92/SF
NOI
$88.7K $13.81/SF
Area
St. Charles County, MO
Vacancy
13.00%
Lease Rate
$22.68 /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%
$1,774,300
Cap Rate 7%
$1,267,357
Cap Rate 9%
$985,722
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,715 @ 7.0% cap · market cap 8.07%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.70M
$1.49M – $1.98M
NOI $118,994 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
416
Businesses Nearby
12k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 46%
Shops & Services 45%
Home Improvements & Furnishings 9%
94 Convenience and Deli
Shops & Services
2,654 visits/mo
0.2 miles
Papa John's Pizza
Dining
1,955 visits/mo
0.3 miles
Imo's Pizza
Dining
1,738 visits/mo
0.3 miles
O'Reilly Auto Parts
Shops & Services
1,542 visits/mo
0.4 miles
Meineke Car Care Center
Shops & Services
1,386 visits/mo
0.1 miles
Demographics for 63303, MO
47,292
Population
21,448
Households
2.2
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
19.8 sq mi
ZIP Area
2,388
Density / Sq Mi
$98,031
Median Household Income
$58,782
Median Earnings
$1,329
Median Rent
$301,700
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?
Strip mall - Multi-tenant retail center with C-3 General Commercial zoning and complete occupancy.
Where is this strip mall located?
The property is located at 12-20 Harvester Sq Saint Charles, MO.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 6,423 GLA retail strip center; 0.51‑acre site in St. Charles County; Multi‑tenant configuration
