Industrial Building with
For Sale
Contact for pricing
1247 Belgrove Dr St., Saint Louis, MO 63137
12,600 SF industrial building with warehouse and office space.
Property Size12,600 SF
Price / SF$43.57
Days on Market882
Property Features for 1247 Belgrove Dr St.
General Information
Standard status
Active
Size
12,600 SF
Class
D
Total Parking Spaces
6
Property subtype
Industrial
Zoning
Light Industrial
Building Details
Year Built
1989
Buildings
1
Stories
1
Units
1
Listing Agency:
Barbermurphy Group
(618) 407-4240
Listed By:
Tony Smallmon · License #IL 475120946
Source:
Crexi
Added: Apr 2, 2024
Changed: Aug 15
Last Checked: Aug 29 at 4:12AM
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 Group
Investment Insights
Based on property information with market context.
This 12,600 square foot industrial building is available for sale or lease. The property includes an 11,400 square foot warehouse featuring two 12-foot by 10-foot drive-in doors and one 12-foot by 14-foot drive-in door. It is equipped with 480 volt, 3-phase, 400 amp electric service and a 3-ton bridge crane with a 6-foot hook height. The building also contains 1,200 square feet of office space. Previously used as a machine shop, the property is situated in an industrial area, approximately 0.40 miles south of I-270 (exit 33) and Lilac Avenue.
Key Highlights
- Convenient location: 0.40 miles South of I‑270 (exit 33) and Lilac Ave.
- Substantial warehouse space: 11,400 SF
- Heavy power capacity: 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
9.10%
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
Industrial
$713.6K
$624.4K – $832.5K
NOI $49,949 @ 7.0% cap · market cap 9.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.70M
$2.37M – $3.15M
NOI $189,293 @ 7.0% cap · market cap 34.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 12,600 SF industrial building with warehouse and office space.
Where is this manufacturing property located?
The property is located at 1247 Belgrove Dr St. Saint Louis, MO.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Convenient location: 0.40 miles South of I‑270 (exit 33) and Lilac Ave.; Substantial warehouse space: **11,400 SF**; Heavy power capacity: 480 volt, 3‑phase, 400 amp electric service.
