Freestanding Flex Space with Loading
New
For Sale
$650,000
1565 Kisker Rd, Saint Charles, MO 63304
Flexible office and warehouse configuration with reception, private office, restroom, and open work area.
Property Size3,950 SF
Price / SF$164.56
Days on Market7
Property Features for 1565 Kisker Rd
General Information
Standard status
Active
Size
3,950 SF
Additional Details
Road Access
Yes
Dock-High Doors
1
Taxes and HOA fees
Annual Taxes
$7,344
Building Details
Buildings
1
Building Size
3,950 SF
Listing Agency:
Keller Williams Realty West
(636) 229-8500
Listed By:
Scott Sacco · License #1999023802
(636) 448-5171
Source:
Exprealty
Added: Sep 16
Changed: Sep 20
Last Checked: Sep 21 at 8:19AM
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 West
Investment Insights
Based on property information with market context.
This freestanding flex-space property contains 3,950 square feet of office and warehouse area. The layout includes a lobby and reception area, one private office, a bathroom, and a large open section, along with a loading dock. The building is offered for sale and can support a combination of office and industrial functions.
The property is located on Kisker Rd in Saint Charles, Missouri, with access and visibility from the road. Its standalone configuration and mix of enclosed office areas and open warehouse space provide a practical format for an owner-user or other commercial operation.
The property is located on Kisker Rd in Saint Charles, Missouri, with access and visibility from the road. Its standalone configuration and mix of enclosed office areas and open warehouse space provide a practical format for an owner-user or other commercial operation.
Key Highlights
- 3,950 SF freestanding office warehouse property
- Loading dock included
- Lobby and reception area
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
$55,960
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
8.61%
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%
$1,119,200
$1.1M
Cap Rate 7%
$799,429
$799.4K
Cap Rate 9%
$621,778
$621.8K
Market Conditions
NOI Build-Up for 3,950 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
$89.6K $22.68/SF
− Vacancy
−$3.5K −$0.88/SF
EGI
$86.1K $21.80/SF
− OpEx
−$30.1K −$7.63/SF
NOI
$56.0K $14.17/SF
Area
St. Charles County, MO
Vacancy
3.90%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
35.00%
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%
$1,119,200
Cap Rate 7%
$799,429
Cap Rate 9%
$621,778
Alternative Uses
Best Use
Warehouse
$1.05M
$914.7K – $1.22M
NOI $73,178 @ 7.0% cap · market cap 11.26%
Second Best
Industrial
$860.9K
$753.3K – $1.00M
NOI $60,265 @ 7.0% cap · market cap 9.27%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Dock-high doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
380
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63304, MO
42,028
Population
16,665
Households
2.5
Avg Household Size
41
Median Age
48%
College-Educated
96%
High-School Grad
55.1 sq mi
ZIP Area
763
Density / Sq Mi
$114,124
Median Household Income
$56,683
Median Earnings
$1,618
Median Rent
$331,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible office and warehouse configuration with reception, private office, restroom, and open work area.
Where is this flex space located?
The property is located at 1565 Kisker Rd Saint Charles, MO.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,950 SF freestanding office warehouse property; Loading dock included; Lobby and reception area
