Office Units with Updated
For Sale
Contact for pricing
Pending
8917 Veterans Memorial Parkway, O Fallon, MO 63366
Well-maintained office units with a roof under a year old and four of five HVAC systems updated since 2020.
Property Size8,340 SF
Days on Market573
Property Features for 8917 Veterans Memorial Parkway
General Information
Standard status
Pending
Size
8,340 SF
Total Parking Spaces
40
Property subtype
OFFICE
Additional Details
Office Units
3
Building Details
Buildings
1
Building Size
8,340 SF
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Gundaker
(314) 849-2880
Listed By:
Dennis Hayden
(314) 267-4330
Source:
Moodyscre
Added: Feb 18, 2025
Changed: Aug 14
Last Checked: Sep 13 at 11:01AM
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 Coldwell Banker Realty - Gundaker
Investment Insights
Based on property information with market context.
Well-maintained office units totaling 8,340 square feet, currently configured as three office spaces. The two end units each offer about 2,215 square feet and are leased. The center office is about 3,910 square feet and is available.
The roof is less than a year old and includes a 20-year transferable warranty. Four out of five HVAC systems have been updated since 2020. The available center space includes eight private offices, a conference room, kitchenette, network/utility room, and large ADA bathrooms.
On-site parking totals 40 spaces, including two spaces designated for vehicles with disability license plates or placards. The property is positioned for convenient access to major roads and nearby amenities.
The roof is less than a year old and includes a 20-year transferable warranty. Four out of five HVAC systems have been updated since 2020. The available center space includes eight private offices, a conference room, kitchenette, network/utility room, and large ADA bathrooms.
On-site parking totals 40 spaces, including two spaces designated for vehicles with disability license plates or placards. The property is positioned for convenient access to major roads and nearby amenities.
Key Highlights
- 8,340 SF office units configured as three office spaces
- Roof less than a year old with a 20‑year transferable warranty
- Four of five HVAC systems updated since 2020
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
$103,418
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
7.01%
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%
$2,068,360
$2.1M
Cap Rate 7%
$1,477,400
$1.5M
Cap Rate 9%
$1,149,089
$1.1M
Market Conditions
NOI Build-Up for 8,340 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
$189.2K $22.68/SF
− Vacancy
−$51.3K −$6.15/SF
EGI
$137.9K $16.53/SF
− OpEx
−$34.5K −$4.13/SF
NOI
$103.4K $12.40/SF
Area
St. Charles County, MO
Vacancy
27.10%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
25.00%
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%
$2,068,360
Cap Rate 7%
$1,477,400
Cap Rate 9%
$1,149,089
Alternative Uses
Best Use
Office B
$1.48M
$1.29M – $1.72M
NOI $103,418 @ 7.0% cap · market cap 7.01%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.21M
$1.93M – $2.58M
NOI $154,508 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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?
Office units - Well-maintained office units with a roof under a year old and four of five HVAC systems updated since 2020.
Where is this office units located?
The property is located at 8917 Veterans Memorial Parkway O Fallon, MO.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: 8,340 SF office units configured as three office spaces; Roof less than a year old with a 20‑year transferable warranty; Four of five HVAC systems updated since 2020
