Renovated Creative
For Sale
Contact for pricing
3353 Roger Pl, Saint Louis, MO 63116
Single-story commercial workspace with Neighborhood Commercial-F zoning and updated improvements.
Property Size3,338 SF
Price / SF$157.28
Days on Market538
Property Features for 3353 Roger Pl
General Information
Standard status
Active
Size
3,338 SF
Property subtype
RETAIL
Listing Agency:
Manor Real Estate
(636) 578-7627
Listed By:
Caleb B Anthonis · License #2021000758
(636) 578-7627
Source:
Moodyscre
Added: Mar 12, 2025
Changed: Aug 29
Last Checked: Aug 30 at 8:06PM
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 Manor Real Estate
Investment Insights
Based on property information with market context.
This single-story creative workspace provides 3,338 square feet for office, studio, or other commercially oriented operations. Originally constructed in 1937, the building received renovation work completed in 2017, combining its established structure with more recent improvements.
Neighborhood Commercial-F zoning allows a variety of uses, including offices, creative studios, and boutique retail. The property also offers 125 feet of frontage and recorded exposure to 21,513 vehicles per day. Its configuration supports businesses seeking a distinctive workspace or an owner-user property with flexible commercial application.
Neighborhood Commercial-F zoning allows a variety of uses, including offices, creative studios, and boutique retail. The property also offers 125 feet of frontage and recorded exposure to 21,513 vehicles per day. Its configuration supports businesses seeking a distinctive workspace or an owner-user property with flexible commercial application.
Key Highlights
- 3,338 SF creative office building
- Single‑story building originally built in 1937
- Renovation completed in 2017
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
$40,735
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
7.76%
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%
$814,700
$814.7K
Cap Rate 7%
$581,929
$581.9K
Cap Rate 9%
$452,611
$452.6K
Market Conditions
NOI Build-Up for 3,338 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
$74.5K $22.32/SF
− Vacancy
−$20.2K −$6.05/SF
EGI
$54.3K $16.27/SF
− OpEx
−$13.6K −$4.07/SF
NOI
$40.7K $12.20/SF
Area
St. Louis County, MO
Vacancy
27.10%
Lease Rate
$22.32 /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%
$814,700
Cap Rate 7%
$581,929
Cap Rate 9%
$452,611
Alternative Uses
Best Use
Office B
$581.9K
$509.2K – $678.9K
NOI $40,735 @ 7.0% cap · market cap 7.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$716.4K
$626.9K – $835.8K
NOI $50,148 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,067
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
Median Home Value
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?
Creative space - Single-story commercial workspace with Neighborhood Commercial-F zoning and updated improvements.
Where is this creative space located?
The property is located at 3353 Roger Pl Saint Louis, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,338 SF creative office building; Single‑story building originally built in 1937; Renovation completed in 2017
