Branded Gas Station with
For Sale
$725,000
Pending
3949 Veterans Memorial Parkway, St Peters, MO 63376
Gas station with auto shop in high-traffic corner location.
Property Size1,596 SF
Lot Size0.52 Acres
Days on Market893
Property Features for 3949 Veterans Memorial Parkway
General Information
Standard status
Pending
Size
1,596 SF
Lot size
0.52 Acres
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$9,562
Building Details
Year Built
1970
Listing Agency:
Exit Elite Realty
(314) 504-3323
Listed By:
Bill Holloway · License #2008015829
(314) 504-3323
Source:
Exitrealty
Added: Mar 1, 2024
Changed: Aug 8
Last Checked: Aug 10 at 5:47AM
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 Exit Elite Realty
Investment Insights
Based on property information with market context.
This branded Conoco station is located off Cave Springs and Hwy 70. The property features a lobby area suitable for snacks and drinks, gas pumps, underground tanks, and three garage bays. Some equipment is included. The property is located on a corner with high traffic and highway/interstate frontage. The building size is 1596 square feet. This property presents an opportunity to own a shop.
Key Highlights
- Branded Conoco gas station available.
- High‑traffic corner location off Cave Springs and Hwy 70.
- Includes gas pumps and underground tanks.
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
$29,081
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
4.01%
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%
$581,620
$581.6K
Cap Rate 7%
$415,443
$415.4K
Cap Rate 9%
$323,122
$323.1K
Market Conditions
NOI Build-Up for 1,596 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
$40.6K $25.44/SF
− Vacancy
−$1.8K −$1.14/SF
EGI
$38.8K $24.30/SF
− OpEx
−$9.7K −$6.07/SF
NOI
$29.1K $18.22/SF
Area
St. Charles County, MO
Vacancy
4.50%
Lease Rate
$25.44 /SF/Yr
Expense Ratio
25.00%
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%
$581,620
Cap Rate 7%
$415,443
Cap Rate 9%
$323,122
Alternative Uses
Best Use
Specialty Retail
$415.4K
$363.5K – $484.7K
NOI $29,081 @ 7.0% cap · market cap 4.01%
Second Best
Industrial
$347.9K
$304.4K – $405.8K
NOI $24,350 @ 7.0% cap · market cap 3.36%
Theoretical Best
Warehouse
$422.4K
$369.6K – $492.8K
NOI $29,568 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
972
Businesses Nearby
386k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 34%
Dining 34%
Home Improvements & Furnishings 13%
Apparel 12%
QuikTrip
Shops & Services
65,260 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
42,862 visits/mo
0.5 miles
T.J. Maxx
Apparel
42,842 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
37,526 visits/mo
0.1 miles
Culver's
Dining
29,577 visits/mo
0.4 miles
Demographics for 63376, MO
76,064
Population
30,718
Households
2.5
Avg Household Size
41
Median Age
39%
College-Educated
96%
High-School Grad
40.1 sq mi
ZIP Area
1,897
Density / Sq Mi
$94,921
Median Household Income
$49,754
Median Earnings
$1,319
Median Rent
$255,500
Median Home Value
Market
Vacancy Rate% for Retail 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?
Gas station - Gas station with auto shop in high-traffic corner location.
Where is this gas station located?
The property is located at 3949 Veterans Memorial Parkway St Peters, MO.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Branded Conoco gas station available.; High‑traffic corner location off Cave Springs and Hwy 70.; Includes gas pumps and underground tanks.
