Downtown Retail Storefront with
For Sale
$1,000,000
1305 N Main, O Fallon, MO 63366
Retail storefront property with about 256 feet of North Main Street frontage and an adjoining car lot for parking or expansion.
Property Size2,400 SF
Price / SF$416.67
Days on Market43
Property Features for 1305 N Main
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Commercial
Building Details
Year Built
1970
Listing Agency:
Southern Oaks Realty, LLC
(217) 641-2995
Listed By:
Nora Kitchen () · License #1999026695
Source:
Farlowrealestateexperts
Added: Jul 20
Changed: Aug 25
Last Checked: Aug 30 at 5:30PM
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 Southern Oaks Realty, LLC
Investment Insights
Based on property information with market context.
This downtown retail storefront offers approximately 2,400 square feet of commercial space and includes an adjoining large lot currently used as a car lot. The property is occupied by Sturgis 66 and Golden Cars, and both tenants are set to vacate prior to closing, creating the option for immediate owner occupancy or new leasing.
The site features about 256 feet of frontage along North Main Street, providing exposure for a variety of commercial uses. Reported improvements include a new roof installed in 2024, along with updated electrical and plumbing systems completed in 2015.
An additional adjacent vacant 1.21-acre parcel may be available for purchase separately, which could support further parking, expansion, or future development depending on the buyer’s plans.
The site features about 256 feet of frontage along North Main Street, providing exposure for a variety of commercial uses. Reported improvements include a new roof installed in 2024, along with updated electrical and plumbing systems completed in 2015.
An additional adjacent vacant 1.21-acre parcel may be available for purchase separately, which could support further parking, expansion, or future development depending on the buyer’s plans.
Key Highlights
- Approximately 256 ft of highly visible frontage along North Main Street in Downtown O'Fallon.
- Over 2,400 SF commercial building with current tenants Sturgis 66 and Golden Cars scheduled to vacate prior to closing.
- Adjoining large lot currently used as a car lot, adding parking, expansion possibilities, or future development options.
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
$33,149
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
3.31%
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%
$662,980
$663.0K
Cap Rate 7%
$473,557
$473.6K
Cap Rate 9%
$368,322
$368.3K
Market Conditions
NOI Build-Up for 2,400 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
$54.4K $22.68/SF
− Vacancy
−$7.1K −$2.95/SF
EGI
$47.4K $19.73/SF
− OpEx
−$14.2K −$5.92/SF
NOI
$33.1K $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%
$662,980
Cap Rate 7%
$473,557
Cap Rate 9%
$368,322
Alternative Uses
Best Use
Retail
$473.6K
$414.4K – $552.5K
NOI $33,149 @ 7.0% cap · market cap 3.31%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$635.2K
$555.8K – $741.1K
NOI $44,463 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
151
Businesses Nearby
44k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 50%
McDonald's
Dining
21,623 visits/mo
0.4 miles
Mobil
Shops & Services
13,314 visits/mo
0.1 miles
Phillips 66
Shops & Services
6,979 visits/mo
0.2 miles
Plaza Tire Service
Shops & Services
1,735 visits/mo
0.4 miles
Demographics for 63366, MO
53,861
Population
21,204
Households
2.5
Avg Household Size
38
Median Age
34%
College-Educated
95%
High-School Grad
69.3 sq mi
ZIP Area
777
Density / Sq Mi
$98,237
Median Household Income
$51,750
Median Earnings
$1,274
Median Rent
$283,900
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?
Storefront property - Retail storefront property with about 256 feet of North Main Street frontage and an adjoining car lot for parking or expansion.
Where is this storefront property located?
The property is located at 1305 N Main O Fallon, MO.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Approximately 256 ft of highly visible frontage along North Main Street in Downtown O'Fallon.; Over 2,400 SF commercial building with current tenants Sturgis 66 and Golden Cars scheduled to vacate prior to closing.; Adjoining large lot currently used as a car lot, adding parking, expansion possibilities, or future development options.
