Turnkey Office Building with 120
For Sale
Contact for pricing
1520 S Second Street St., Louis, MO 63104
Office building with newly installed roof, rooftop HVAC units, LED lighting, and 120 striped parking spaces.
Property Size25,197 SF
Price / SF$138.91
Days on Market200
Property Features for 1520 S Second Street St.
General Information
Standard status
Active
Size
25,197 SF
Total Parking Spaces
20
Property subtype
Retail
Lease Type
NNN
Additional Details
Heavy Power
Yes
Building Details
Stories
2
Tenancy
Single
Listing Agency:
Block Hawley Commercial RE
Listed By:
Brandon Duncan · License #2004033490
Source:
Crexi
Added: Feb 16
Changed: Sep 2
Last Checked: Sep 1 at 11:53PM
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 Block Hawley Commercial RE
Investment Insights
Based on property information with market context.
This for-sale office building has been updated throughout and includes a brand new 115-mil EPDM Carlisle roof system installed in 11/2025 with a 20-year transferable warranty that expires in 2045. The HVAC is supported by two brand new 40-ton rooftop units, along with new HVAC boxes and valve controls, and a new Bosch high-efficiency system including boiler, condensers, and pumps.
The property provides 120 striped parking spaces that may be expanded by an additional 20 spaces. Lighting has been replaced with new LED fixtures throughout with motion sensors. Updates also include new window seals, new carpet, and fresh paint.
Interior connectivity includes new Cat6 and fiber service, with Spectrum fiber and AT&T business fiber noted. The building features JCI security and fire monitoring cameras, access key cards, and remotely operable HVAC, lighting, and door locks. The first floor includes 27 newly provided 6’ x 6’ cubes that are wired and electrified, while the second floor includes 43 newly provided 6’ x 6’ cubes wired and electrified.
The property provides 120 striped parking spaces that may be expanded by an additional 20 spaces. Lighting has been replaced with new LED fixtures throughout with motion sensors. Updates also include new window seals, new carpet, and fresh paint.
Interior connectivity includes new Cat6 and fiber service, with Spectrum fiber and AT&T business fiber noted. The building features JCI security and fire monitoring cameras, access key cards, and remotely operable HVAC, lighting, and door locks. The first floor includes 27 newly provided 6’ x 6’ cubes that are wired and electrified, while the second floor includes 43 newly provided 6’ x 6’ cubes wired and electrified.
Key Highlights
- 115 mil EPDM Carlisle roof installed 11/2025 with 20‑year transferable warranty (expires 2045)
- Two brand‑new 40‑ton rooftop HVAC units plus new HVAC boxes and valve controls throughout (Delta Controls)
- Brand‑new Bosch high‑efficiency boiler system including condensers and pumps
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
$307,491
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
8.79%
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%
$6,149,820
$6.1M
Cap Rate 7%
$4,392,729
$4.4M
Cap Rate 9%
$3,416,567
$3.4M
Market Conditions
NOI Build-Up for 25,197 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
$562.4K $22.32/SF
− Vacancy
−$152.4K −$6.05/SF
EGI
$410.0K $16.27/SF
− OpEx
−$102.5K −$4.07/SF
NOI
$307.5K $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%
$6,149,820
Cap Rate 7%
$4,392,729
Cap Rate 9%
$3,416,567
Alternative Uses
Best Use
Office B
$4.39M
$3.84M – $5.12M
NOI $307,491 @ 7.0% cap · market cap 8.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.41M
$4.73M – $6.31M
NOI $378,540 @ 7.0% cap · market cap 10.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
683
Businesses Nearby
Explore this area
Business Placement
Demographics for 63104, MO
19,317
Population
10,958
Households
1.8
Avg Household Size
34
Median Age
54%
College-Educated
94%
High-School Grad
3.4 sq mi
ZIP Area
5,681
Density / Sq Mi
$70,127
Median Household Income
$53,693
Median Earnings
$1,054
Median Rent
$249,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building with newly installed roof, rooftop HVAC units, LED lighting, and 120 striped parking spaces.
Where is this office building located?
The property is located at 1520 S Second Street St. Louis, MO.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 115 mil EPDM Carlisle roof installed 11/2025 with 20‑year transferable warranty (expires 2045); Two brand‑new 40‑ton rooftop HVAC units plus new HVAC boxes and valve controls throughout (Delta Controls); Brand‑new Bosch high‑efficiency boiler system including condensers and pumps
