Retail Building with Ample
For Sale
$649,000
8205 Gravois Rd, Saint Louis, MO 63123
Corner retail building on a high-traffic corridor with a sales floor, office, restroom, storage, and parking for 40.
Property Size3,200 SF
Price / SF$202.81
Days on Market758
Property Features for 8205 Gravois Rd
General Information
Standard status
Active
Size
3,200 SF
Total Parking Spaces
40
Zoning
C2
Taxes and HOA fees
Annual Taxes
$16,670
Amenities
LED lighting
security cameras
Listing Agency:
LuxREco
Listed By:
Gregory Hayden · License #1999021961
(314) 892-5200
Source:
Exprealty
Added: Aug 11, 2024
Changed: Sep 6
Last Checked: Sep 6 at 1:12PM
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 LuxREco
Investment Insights
Based on property information with market context.
This retail building on a high-traffic corridor is currently configured with a sales floor, office, restroom, and storage room. The property also features new LED lighting and security cameras throughout. The roof is approximately 10 years old, and the HVAC is approximately 16 years old, supporting continued day-to-day operations.
The building is situated at a corner location on Gravois Road in Affton. It offers ample on-site parking for up to 40 cars and is zoned C2, providing flexibility for a wide range of commercial users.
The asking price listed is for the property only; availability of the existing Mid America Arms business is subject to separate negotiation. The property may also be purchased with adjacent parcels to form a continuous redevelopment site at the signalized intersection of Gravois and Heege, as described in the remarks.
The building is situated at a corner location on Gravois Road in Affton. It offers ample on-site parking for up to 40 cars and is zoned C2, providing flexibility for a wide range of commercial users.
The asking price listed is for the property only; availability of the existing Mid America Arms business is subject to separate negotiation. The property may also be purchased with adjacent parcels to form a continuous redevelopment site at the signalized intersection of Gravois and Heege, as described in the remarks.
Key Highlights
- 3,200 SF retail building on a high‑traffic corridor of Gravois in Affton
- Corner location at the signalized intersection of Gravois and Heege (includes ample parking)
- Includes sales floor, office, restroom, and storage room
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
$43,047
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
6.63%
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%
$860,940
$860.9K
Cap Rate 7%
$614,957
$615.0K
Cap Rate 9%
$478,300
$478.3K
Market Conditions
NOI Build-Up for 3,200 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
$71.4K $22.32/SF
− Vacancy
−$9.9K −$3.10/SF
EGI
$61.5K $19.22/SF
− OpEx
−$18.4K −$5.77/SF
NOI
$43.0K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /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%
$860,940
Cap Rate 7%
$614,957
Cap Rate 9%
$478,300
Alternative Uses
Best Use
Retail
$615.0K
$538.1K – $717.5K
NOI $43,047 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$686.8K
$600.9K – $801.2K
NOI $48,074 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
18k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
10,304 visits/mo
0.3 miles
Phillips 66
Shops & Services
7,947 visits/mo
0.3 miles
Demographics for 63123, MO
50,989
Population
23,208
Households
2.2
Avg Household Size
41
Median Age
36%
College-Educated
92%
High-School Grad
12.5 sq mi
ZIP Area
4,079
Density / Sq Mi
$74,187
Median Household Income
$43,458
Median Earnings
$987
Median Rent
$205,300
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 - Corner retail building on a high-traffic corridor with a sales floor, office, restroom, storage, and parking for 40.
Where is this storefront property located?
The property is located at 8205 Gravois Rd Saint Louis, MO.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 3,200 SF retail building on a high‑traffic corridor of Gravois in Affton; Corner location at the signalized intersection of Gravois and Heege (includes ample parking); Includes sales floor, office, restroom, and storage room
