Fenced Flex Property with
For Sale
$1,250,000
123 Cliff Cave Road St, Louis, MO 63129
Commercial Sale, St Louis, MO
Property Size8,080 SF
Lot Size0.70 Acres
Price / SF$130.48
Days on Market12
Property Features for 123 Cliff Cave Road St
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
20
Security features
Security
Fencing
Gate
Subdivision
Cliff Place
Directions
GPS Friendly
Standard status
Active
APN
31H-12-0405
Size
9,580 SF
Lot size
0.70 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CLIFF PLACE LOT PT 1
Tax Annual Amount
16186
Legal Description
CLIFF PLACE LOT PT 1
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
fully fenced
gated entry
solar panels
Building Details
Year built
1955
Floors in Building
1
Flooring type
Varies
Building materials
Block, Brick, Metal Siding
Listing Agency:
Century 21 Advantage · Century 21 Real Estate
(618) 281-7621
Listed By:
Linda Frierdich · License #471012311
(618) 281-7621
Added: Aug 14
Changed: Aug 24
Last Checked: Aug 25 at 11:06AM
MLS# 25031191
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex property at 123 Cliff Cave Road includes an 8,080-square-foot warehouse with office space and four bathrooms. A separate 1,500-square-foot outbuilding provides additional storage, while the covered parking port accommodates equipment or vehicles. The improvements date to 1955 and feature block, brick, and metal siding construction, forced-air heat, central air, and public water.
The approximately 0.696-acre site includes about 20 parking spaces and is enclosed by fencing with a gated entry. Solar panels are installed on the property. The offering is subject to completion of the parcel subdivision associated with Parcel #31H-12-0405.
The approximately 0.696-acre site includes about 20 parking spaces and is enclosed by fencing with a gated entry. Solar panels are installed on the property. The offering is subject to completion of the parcel subdivision associated with Parcel #31H-12-0405.
Key Highlights
- 8,080‑square‑foot warehouse with office space and 4 bathrooms
- 1,500‑square‑foot outbuilding with covered parking port
- Approximately 20 parking spaces on a 0.696‑acre lot
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
$46,115
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
3.69%
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%
$922,300
$922.3K
Cap Rate 7%
$658,786
$658.8K
Cap Rate 9%
$512,389
$512.4K
Market Conditions
NOI Build-Up for 9,580 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
$56.8K $5.93/SF
− Vacancy
−$2.6K −$0.27/SF
EGI
$54.3K $5.66/SF
− OpEx
−$8.1K −$0.85/SF
NOI
$46.1K $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%
$922,300
Cap Rate 7%
$658,786
Cap Rate 9%
$512,389
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $116,909 @ 7.0% cap · market cap 9.35%
Second Best
Warehouse
$658.8K
$576.4K – $768.6K
NOI $46,115 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$2.06M
$1.80M – $2.40M
NOI $143,923 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63129, MO
53,432
Population
21,945
Households
2.4
Avg Household Size
44
Median Age
42%
College-Educated
95%
High-School Grad
20.9 sq mi
ZIP Area
2,557
Density / Sq Mi
$91,920
Median Household Income
$51,526
Median Earnings
$1,087
Median Rent
$278,800
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.
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial improvements include office space, four bathrooms, solar panels, and controlled vehicle access.
Where is this flex space located?
The property is located at 123 Cliff Cave Road St Louis, MO.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 8,080‑square‑foot warehouse with office space and 4 bathrooms; 1,500‑square‑foot outbuilding with covered parking port; Approximately 20 parking spaces on a 0.696‑acre lot
