Flex Office and Warehouse
For Sale
Contact for pricing
Pending
16388 Westwoods Business Park, Ellisville, MO 63021
Flex building offers 12 offices, a large reception, dock area, and open-air office or warehouse space.
Property Size7,034 SF
Days on Market161
Property Features for 16388 Westwoods Business Park
General Information
Standard status
Pending
Size
7,034 SF
Property subtype
OFFICE
Additional Details
Office Units
12
Amenities
reception area
conference room
hardwood floors
monument sign
circular parking
landscaping
Building Details
Construction
split-block masonry
Listing Agency:
St. Onge Management & Exchange Corp.
(636) 451-2725
Listed By:
Charles L St. Onge
(314) 591-6606
Source:
Moodyscre
Added: Apr 6
Changed: Sep 5
Last Checked: Sep 13 at 9:41AM
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 St. Onge Management & Exchange Corp.
Investment Insights
Based on property information with market context.
16388 Westwood's Business Park is a split-block masonry flex building with a current office configuration that includes 12 offices, a large reception area, an expansive conference room, and decorative hardwood floors. The property also includes an open-air office or warehouse area, with the ability to reclaim the dock and warehouse use that is currently incorporated into the open office space.
The parking lot includes a circular layout to support convenient traffic maneuvering, and the site features on-premises landscaping. The building also has its own monument sign within the Westwood's complex.
Designed to accommodate multiple operational setups, the building includes both dock space and flexible open-area space that can be aligned with office or warehouse needs depending on the purchaser’s plan.
The parking lot includes a circular layout to support convenient traffic maneuvering, and the site features on-premises landscaping. The building also has its own monument sign within the Westwood's complex.
Designed to accommodate multiple operational setups, the building includes both dock space and flexible open-area space that can be aligned with office or warehouse needs depending on the purchaser’s plan.
Key Highlights
- 16388 Westwood's Business Park in Ellisville, MO with 12 offices
- Large reception area plus expansive conference room in the current office layout
- Large open‑air office/warehouse space available based on purchaser needs
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
$85,839
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
6.73%
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%
$1,716,780
$1.7M
Cap Rate 7%
$1,226,271
$1.2M
Cap Rate 9%
$953,767
$953.8K
Market Conditions
NOI Build-Up for 7,034 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
$157.0K $22.32/SF
− Vacancy
−$42.5K −$6.05/SF
EGI
$114.5K $16.27/SF
− OpEx
−$28.6K −$4.07/SF
NOI
$85.8K $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%
$1,716,780
Cap Rate 7%
$1,226,271
Cap Rate 9%
$953,767
Alternative Uses
Best Use
Office B
$1.23M
$1.07M – $1.43M
NOI $85,839 @ 7.0% cap · market cap 6.73%
Second Best
Industrial
$398.3K
$348.6K – $464.7K
NOI $27,884 @ 7.0% cap · market cap 2.19%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,673 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
12
Office units
Location Intelligence
Trade Area within ½ mile
499
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63021, MO
56,680
Population
22,982
Households
2.5
Avg Household Size
41
Median Age
62%
College-Educated
98%
High-School Grad
21.8 sq mi
ZIP Area
2,600
Density / Sq Mi
$113,822
Median Household Income
$58,800
Median Earnings
$1,362
Median Rent
$324,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex building offers 12 offices, a large reception, dock area, and open-air office or warehouse space.
Where is this flex space located?
The property is located at 16388 Westwoods Business Park Ellisville, MO.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: 16388 Westwood's Business Park in Ellisville, MO with 12 offices; Large reception area plus expansive conference room in the current office layout; Large open‑air office/warehouse space available based on purchaser needs
