Retail Space with Highway
New
For Sale
$579,995
1617 W Pearce Boulevard, Wentzville, MO 63385
Commercial Sale, Wentzville, MO
Property Size2,000 SF
Lot Size0.31 Acres
Price / SF$289
Days on Market4
Property Features for 1617 W Pearce Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot, Open, Driveway
Accessibility
Accessible Approach with Ramp
Subdivision
415 - Wentzville-Holt
Standard status
Active
APN
APN 4-0018-S026-00-0020.000000
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2021
Utilities
Utilities
Cable Available
Heating system
Electric (Heating), Forced Air, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
garage storage
Building Details
Year built
2022
Floors in Building
2
Flooring type
Carpet
Listing Agency:
The Hermann London Group LLC
Listed By:
David Sadler
(314) 802-0797
Added: Sep 6
Last Checked: Sep 9 at 12:06PM
MLS# 26057594
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2022, this 2,000-square-foot retail building offers a compact commercial footprint with carpeted flooring, central air conditioning, and electric, forced-air, and natural-gas heating. The space is wired for business signage and includes additional garage storage, supporting retail or office use.
The property occupies 0.31 acres along Interstate 70 in Wentzville, with exposure available to both eastbound and westbound traffic. On-site parking includes an open parking lot and driveway. An accessible approach with ramp provides entry, while public water and cable availability serve the property.
The property occupies 0.31 acres along Interstate 70 in Wentzville, with exposure available to both eastbound and westbound traffic. On-site parking includes an open parking lot and driveway. An accessible approach with ramp provides entry, while public water and cable availability serve the property.
Key Highlights
- 2,000‑square‑foot retail building constructed in 2022
- Frontage along Interstate 70 with eastbound and westbound exposure
- 0.31‑acre property with open parking lot and driveway
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
$27,624
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
4.76%
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%
$552,480
$552.5K
Cap Rate 7%
$394,629
$394.6K
Cap Rate 9%
$306,933
$306.9K
Market Conditions
NOI Build-Up for 2,000 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
$45.4K $22.68/SF
− Vacancy
−$5.9K −$2.95/SF
EGI
$39.5K $19.73/SF
− OpEx
−$11.8K −$5.92/SF
NOI
$27.6K $13.81/SF
Area
St. Charles County, MO
Vacancy
13.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
30.00%
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%
$552,480
Cap Rate 7%
$394,629
Cap Rate 9%
$306,933
Alternative Uses
Best Use
Retail
$394.6K
$345.3K – $460.4K
NOI $27,624 @ 7.0% cap · market cap 4.76%
Second Best
Office B
$354.3K
$310.0K – $413.4K
NOI $24,801 @ 7.0% cap · market cap 4.28%
Theoretical Best
Warehouse
$529.3K
$463.2K – $617.5K
NOI $37,052 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
335
Businesses Nearby
Explore this area
Business Placement
Demographics for 63385, MO
47,756
Population
17,997
Households
2.7
Avg Household Size
36
Median Age
39%
College-Educated
95%
High-School Grad
66.8 sq mi
ZIP Area
715
Density / Sq Mi
$111,851
Median Household Income
$58,782
Median Earnings
$1,221
Median Rent
$321,300
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?
Retail space - Newly constructed commercial building with parking, garage storage, central air, and ramp access.
Where is this retail space located?
The property is located at 1617 W Pearce Boulevard Wentzville, MO.
What is the asking price?
The asking price for this property is $579,995.
What are key features of this property?
This property features: 2,000‑square‑foot retail building constructed in 2022; Frontage along Interstate 70 with eastbound and westbound exposure; 0.31‑acre property with open parking lot and driveway
