Franchised Hotel with Meeting
For Sale
$7,995,000
12220 Dorsett Rd, Maryland Heights, MO 63043
Franchised 123-room hotel off Interstate 270 with an outdoor pool, fitness center, and one meeting room.
Property Size57,534 SF
Days on Market83
Property Features for 12220 Dorsett Rd
General Information
Standard status
Active
Size
57,534 SF
Property subtype
Hotel-Motel
Additional Details
Business Included
Yes
Highway Access
Yes
Amenities
outdoor pool
fitness center
business center
sundry shop
meeting room
Well-Appointed, Four-Story Franchised Hotel in the St. Louis MSA | Stabilized Best Western Plus Asset with $130k+ in Recent CapEx
Renovated in 2022 | Minimal PIP | Attractive Going-in Yield with Upside via Operational Efficiencies and Tax Optimization
Excellent Fit for Private Investors, 1031x Buyers, and Hospitality Operators Seeking Scale in a Core Midwest Market
Ideally Located off Interstate 270, Just a 20-Minute Drive from Downtown St. Louis | Diverse, Year-Round Demand Base Insulating Against Single Industry Volatility
6 Miles to St. Louis Lambert International Airport (15.3M+ Passengers in 2025)
Located in the St. Louis MSA, a Thriving Economic Hub with Strong Transportation Links and a Diverse Business Base
Short Drive to Multiple Universities Located in the St. Louis MSA
Nearby Attractions Include Creve Coeur Lake Memorial Park, Hollywood Casino Amphitheater, Sophia M. Sachs Butterfly House and More
Building Details
Building Size
57,534 SF
Year Built
1983
Listing Agency:
Marcus & Millichap Palm Springs
Listed By:
Andy Patel · License #License(s): CA: 01870067
(909) 456-7029
Source:
Marcusmillichap
Added: Jun 16
Changed: Sep 4
Last Checked: Sep 5 at 3:46AM
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 Marcus & Millichap Palm Springs
Investment Insights
Based on property information with market context.
Marcus & Millichap is pleased to offer for sale the Best Western Plus St. Louis West–Westport, a franchised hotel featuring 123 rooms and a single meeting room. The property also includes an outdoor pool, a fitness center, a business center, and a sundry shop.
Conveniently located just off Interstate 270 in Maryland Heights, Missouri, the hotel provides access throughout the St. Louis metropolitan area. The offering notes proximity to St. Louis Lambert International Airport and The Boeing Company, approximately six miles away.
The property’s stated positioning also references nearby major universities within the St. Louis MSA, supporting a mix of academic, corporate, and transient traveler demand.
Conveniently located just off Interstate 270 in Maryland Heights, Missouri, the hotel provides access throughout the St. Louis metropolitan area. The offering notes proximity to St. Louis Lambert International Airport and The Boeing Company, approximately six miles away.
The property’s stated positioning also references nearby major universities within the St. Louis MSA, supporting a mix of academic, corporate, and transient traveler demand.
Key Highlights
- Best Western Plus St. Louis West–Westport: 123‑room franchised hotel in Maryland Heights, MO
- Convenient location just off Interstate 270 with accessibility to the St. Louis metro area
- Amenities include an outdoor pool, fitness center, and business center
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
$537,811
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
6.73%
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%
$10,756,220
$10.8M
Cap Rate 7%
$7,683,014
$7.7M
Cap Rate 9%
$5,975,678
$6.0M
Market Conditions
NOI Build-Up for 57,534 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
$1.30M $22.62/SF
− Vacancy
−$169.2K −$2.94/SF
EGI
$1.13M $19.68/SF
− OpEx
−$594.4K −$10.33/SF
NOI
$537.8K $9.35/SF
Area
St. Louis County, MO
Vacancy
13.00%
Lease Rate
$22.62 /SF/Yr
Expense Ratio
52.50%
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%
$10,756,220
Cap Rate 7%
$7,683,014
Cap Rate 9%
$5,975,678
Alternative Uses
Best Use
Hotel Hospitality
$7.68M
$6.72M – $8.96M
NOI $537,811 @ 7.0% cap · market cap 6.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.35M
$10.80M – $14.41M
NOI $864,347 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
943
Businesses Nearby
Explore this area
Business Placement
Demographics for 63043, MO
22,362
Population
9,616
Households
2.3
Avg Household Size
38
Median Age
45%
College-Educated
95%
High-School Grad
12.5 sq mi
ZIP Area
1,789
Density / Sq Mi
$91,050
Median Household Income
$57,878
Median Earnings
$1,175
Median Rent
$215,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Franchised 123-room hotel off Interstate 270 with an outdoor pool, fitness center, and one meeting room.
Where is this hotel located?
The property is located at 12220 Dorsett Rd Maryland Heights, MO.
What is the asking price?
The asking price for this property is $7,995,000.
What are key features of this property?
This property features: Best Western Plus St. Louis West–Westport: 123‑room franchised hotel in Maryland Heights, MO; Convenient location just off Interstate 270 with accessibility to the St. Louis metro area; Amenities include an outdoor pool, fitness center, and business center
