Building Details

Year Built 2003

Buildings 1

Listing Agency: Compass Realty Group

Listed By: Matt Dunaway · License #2000151923

Source: Crexi

Added: Aug 25 Changed: Sep 1 Last Checked: Sep 1 at 9:37PM

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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 Compass Realty Group

Investment Insights

Based on property information with market context.

The 8,806-square-foot restaurant property at 1601-1617 Bryan Road was built in 2003 and has an established history of food-service operations. Its existing commercial setting may accommodate continued restaurant use, a new food-and-beverage concept, or repositioning for another operator, subject to applicable zoning and approvals. The property is identified with R zoning.

Located in the Dardenne Prairie and O’Fallon market, the site sits along a well-traveled commercial corridor surrounded by residential neighborhoods, retail centers, restaurants, and everyday services. Proximity to major roadways provides access to nearby residents and the broader surrounding area.

Key Highlights

• 8,806‑square‑foot restaurant property built in 2003
• Established history of food‑service operations
• Located at 1601‑1617 Bryan Road in Dardenne Prairie, MO

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

$160,458

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

8.91%

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%

$3,209,160 $3.2M

Cap Rate 7%

$2,292,257 $2.3M

Cap Rate 9%

$1,782,867 $1.8M

Market Conditions

NOI Build-Up for 8,806 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

$224.0K $25.44/SF

− Vacancy

−$10.1K −$1.14/SF

EGI

$213.9K $24.30/SF

− OpEx

−$53.5K −$6.07/SF

NOI

$160.5K $18.22/SF

Area

St. Charles County, MO

Vacancy

4.50%

Lease Rate

$25.44 /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%

$3,209,160

Cap Rate 7%

$2,292,257

Cap Rate 9%

$1,782,867

Alternative Uses

Best Use

Specialty Retail

$2.29M

$2.01M – $2.67M (±1% cap)

NOI $160,458 @ 7.0% cap · market cap 8.91%

Second Best

Retail

$1.74M

$1.52M – $2.03M (±1% cap)

NOI $121,630 @ 7.0% cap · market cap 6.76%

Theoretical Best

Warehouse

$2.33M

$2.04M – $2.72M (±1% cap)

NOI $163,141 @ 7.0% cap · market cap 9.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick Restaurant Building Supply Auto Repair Shop Law Firm Big Box & Wholesale Store Real Estate Agency

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

308

Businesses Nearby

52k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

QuikTrip Shops & Services

37,493 visits/mo 0.2 miles

Phillips 66 Shops & Services

8,738 visits/mo 0.4 miles

PNC Bank Shops & Services

4,273 visits/mo 0.2 miles

Valvoline Instant Oil Change Shops & Services

1,994 visits/mo 0.2 miles

Demographics for 63368, MO

46,007

Population

17,315

Households

2.7

Avg Household Size

39

Median Age

49%

College-Educated

96%

High-School Grad

16.2 sq mi

ZIP Area

2,840

Density / Sq Mi

$118,811

Median Household Income

$60,631

Median Earnings

$1,442

Median Rent

$327,700

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - The property has a food-service operating history along a commercial corridor near residential neighborhoods, retail, and everyday services.

Where is this conventional restaurant located?

The property is located at 1601-1617 Bryan Rd Dardenne Prairie, MO.

What is the asking price?

The asking price for this property is $1,800,000.

What are key features of this property?

This property features: 8,806‑square‑foot restaurant property built in 2003; Established history of food‑service operations; Located at 1601‑1617 Bryan Road in Dardenne Prairie, MO