Industrial Flex Building with Drive-In
For Sale
Contact for pricing
1247 Belgrove Dr, Saint Louis, MO 63137
Industrial flex facility pairing substantial warehouse space with dedicated offices, heavy electrical service, and material-handling equipment.
Property Size12,600 SF
Price / SF$43.17
Days on Market883
Property Features for 1247 Belgrove Dr
General Information
Standard status
Active
Size
12,600 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Warehouse Space
11,400 SF
Office Build-Out
1,200 SF
Drive-In Doors
3
Power
400 amps
Voltage
480 V
Three-Phase Power
Yes
Additional Details
Highway Access
Yes
Building Details
Buildings
1
Building Size
12,600 SF
Listing Agency:
BARBERMurphy
(618) 407-4240
Listed By:
Anthony Smallmon
(618) 407-4240
Source:
Moodyscre
Added: Apr 1, 2024
Changed: Aug 29
Last Checked: Aug 29 at 11:20PM
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 BARBERMurphy
Investment Insights
Based on property information with market context.
This 12,600-square-foot flex building includes 11,400 square feet of warehouse area and 1,200 square feet of office space. The warehouse is served by two 12-foot by 10-foot drive-in doors and one 12-foot by 14-foot drive-in door. Building systems include 480-volt, 3-phase electrical service rated at 400 amps, along with a 3-ton bridge crane featuring a 6-foot hook height. The property was last used as a machine shop.
The building sits in an industrial area 0.40 miles south of I-270 at Exit 33 and near Lilac Ave. Its warehouse-to-office configuration, drive-in access, electrical capacity, and crane equipment support a range of industrial and flex-space operations.
The building sits in an industrial area 0.40 miles south of I-270 at Exit 33 and near Lilac Ave. Its warehouse-to-office configuration, drive-in access, electrical capacity, and crane equipment support a range of industrial and flex-space operations.
Key Highlights
- 12,600 SF industrial building with 11,400 SF warehouse and 1,200 SF office space
- Two 12’x10’ drive‑in doors and one 12’x14’ drive‑in door
- 480 volt, 3‑phase, 400 amp electric service
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
$49,949
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
9.18%
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%
$998,980
$999.0K
Cap Rate 7%
$713,557
$713.6K
Cap Rate 9%
$554,989
$555.0K
Market Conditions
NOI Build-Up for 12,600 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
$74.7K $5.93/SF
− Vacancy
−$3.4K −$0.27/SF
EGI
$71.4K $5.66/SF
− OpEx
−$21.4K −$1.70/SF
NOI
$49.9K $3.96/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /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%
$998,980
Cap Rate 7%
$713,557
Cap Rate 9%
$554,989
Alternative Uses
Best Use
Warehouse
$866.5K
$758.2K – $1.01M
NOI $60,652 @ 7.0% cap · market cap 11.15%
Second Best
Industrial
$713.6K
$624.4K – $832.5K
NOI $49,949 @ 7.0% cap · market cap 9.18%
Theoretical Best
Office A
$2.70M
$2.37M – $3.15M
NOI $189,293 @ 7.0% cap · market cap 34.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63137, MO
18,765
Population
9,708
Households
1.9
Avg Household Size
36
Median Age
15%
College-Educated
89%
High-School Grad
7.1 sq mi
ZIP Area
2,643
Density / Sq Mi
$45,597
Median Household Income
$31,822
Median Earnings
$1,017
Median Rent
$79,400
Median Home Value
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?
Flex space - Industrial flex facility pairing substantial warehouse space with dedicated offices, heavy electrical service, and material-handling equipment.
Where is this flex space located?
The property is located at 1247 Belgrove Dr Saint Louis, MO.
What is the asking price?
The asking price for this property is $544,000.
What are key features of this property?
This property features: 12,600 SF industrial building with 11,400 SF warehouse and 1,200 SF office space; Two 12’x10’ drive‑in doors and one 12’x14’ drive‑in door; 480 volt, 3‑phase, 400 amp electric service
