Two-Level Shopping
New
For Sale
$1,100,000
13016 Manchester Road, Des Peres, MO 63131
Retail property with separate upper- and lower-level units and Manchester Road frontage.
Property Size7,200 SF
Price / SF$152.78
Days on Market4
Property Features for 13016 Manchester Road
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$1,921
Building Details
Building Size
7,200 SF
Year Built
1958
Listing Agency:
Keller Williams Realty St. Louis
(314) 378-0243
Listed By:
Bob Ecker · License #2010007159
Source:
Nextdoorstl
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 8:36AM
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 Keller Williams Realty St. Louis
Investment Insights
Based on property information with market context.
This 7,200-square-foot shopping center, built in 1958, is arranged across upper and lower levels with five units on each level in the rear portion. The configuration provides 10 individual retail units within the building and supports a multi-tenant commercial layout.
The property fronts Manchester Road in Des Peres, Missouri, with 111 feet of frontage. Traffic exposure is supported by reported daily vehicle volume of more than 23,000 vehicles on Manchester Road. The address is 13016 Manchester Road, Des Peres, MO 63131.
The property fronts Manchester Road in Des Peres, Missouri, with 111 feet of frontage. Traffic exposure is supported by reported daily vehicle volume of more than 23,000 vehicles on Manchester Road. The address is 13016 Manchester Road, Des Peres, MO 63131.
Key Highlights
- 7,200‑square‑foot shopping center built in 1958
- 10 units total, with 5 on the upper level and 5 on the lower level
- 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
Well-served
Demand for This Use
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 63131, MO
18,241
Population
6,674
Households
2.7
Avg Household Size
46
Median Age
83%
College-Educated
99%
High-School Grad
13.6 sq mi
ZIP Area
1,341
Density / Sq Mi
$209,306
Median Household Income
$92,154
Median Earnings
$1,999
Median Rent
$734,300
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?
Shopping center - Retail property with separate upper- and lower-level units and Manchester Road frontage.
Where is this shopping center located?
The property is located at 13016 Manchester Road 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 shopping center built in 1958; 10 units total, with 5 on the upper level and 5 on the lower level; 111 feet of frontage along Manchester Road
