Multi-Unit Retail
For Sale
Contact for pricing
13008 MANCHESTER RD, Des Peres, MO 63122
The property carries C-1 zoning and includes retail space along Manchester Road.
Property Size7,200 SF
Price / SF$152.78
Days on Market14
Property Features for 13008 MANCHESTER RD
General Information
Standard status
Active
Size
7,200 SF
Class
C
Total Parking Spaces
33
Property subtype
Retail
Zoning
C-1
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$94,855
Building Details
Year Built
1958
Buildings
1
Stories
1
Units
10
Tenancy
Multi
Listing Agency:
KW Commercial St. Louis SW
(314) 378-0243
Listed By:
Bob Ecker · License #2010007159
Source:
Crexi
Added: Aug 18
Changed: Aug 31
Last Checked: Aug 31 at 8:53AM
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 KW Commercial St. Louis SW
Investment Insights
Based on property information with market context.
This retail property at 13008 Manchester Road in Des Peres, Missouri, contains 7,200 square feet and was built in 1958. The configuration includes 5 units on the upper level and 5 additional units on the lower level in the rear, creating a multi-suite layout for retail occupancy.
The building has 111 feet of frontage along Manchester Road, with reported traffic exceeding 23,000 vehicles per day. C-1 zoning supports its established retail classification. The combination of multiple units, prominent road frontage, and a location within Des Peres defines the property’s commercial profile.
The building has 111 feet of frontage along Manchester Road, with reported traffic exceeding 23,000 vehicles per day. C-1 zoning supports its established retail classification. The combination of multiple units, prominent road frontage, and a location within Des Peres defines the property’s commercial profile.
Key Highlights
- 7,200‑square‑foot retail building constructed in 1958
- 5 units on the upper level and 5 units on the lower level in the rear
- 111 feet of frontage along Manchester Road
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
$96,856
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
8.81%
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%
$1,937,120
$1.9M
Cap Rate 7%
$1,383,657
$1.4M
Cap Rate 9%
$1,076,178
$1.1M
Market Conditions
NOI Build-Up for 7,200 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
$160.7K $22.32/SF
− Vacancy
−$22.3K −$3.10/SF
EGI
$138.4K $19.22/SF
− OpEx
−$41.5K −$5.77/SF
NOI
$96.9K $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%
$1,937,120
Cap Rate 7%
$1,383,657
Cap Rate 9%
$1,076,178
Alternative Uses
Best Use
Retail
$1.38M
$1.21M – $1.61M
NOI $96,856 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.35M – $1.80M
NOI $108,167 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Groceries 31%
Shops & Services 23%
Electronics 1%
Trader Joe's
Groceries
42,366 visits/mo
0.4 miles
Circle K
Shops & Services
24,292 visits/mo
0.4 miles
Panera Bread
Dining
18,152 visits/mo
0.3 miles
Shake Shack
Dining
15,134 visits/mo
0.2 miles
Red Robin Gourmet Burgers
Dining
13,828 visits/mo
0.2 miles
Demographics for 63122, MO
41,319
Population
17,763
Households
2.3
Avg Household Size
43
Median Age
70%
College-Educated
98%
High-School Grad
14.5 sq mi
ZIP Area
2,850
Density / Sq Mi
$132,783
Median Household Income
$73,050
Median Earnings
$1,329
Median Rent
$449,700
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - The property carries C-1 zoning and includes retail space along Manchester Road.
Where is this retail space located?
The property is located at 13008 MANCHESTER RD Des Peres, MO.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 7,200‑square‑foot retail building constructed in 1958; 5 units on the upper level and 5 units on the lower level in the rear; 111 feet of frontage along Manchester Road
