Freestanding Medical Office
For Sale
$2,100,000
1660 W Meyer Road, Wentzville, MO 63385
Brick medical office building with an existing medical tenancy and on-site parking.
Property Size6,541 SF
Days on Market126
Property Features for 1660 W Meyer Road
General Information
Standard status
Active
Size
6,541 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$22,335
Building Details
Building Size
6,541 SF
Year Built
2001
Buildings
1
Stories
1
Listing Agency:
Keller Williams Realty West
(636) 229-8743
Listed By:
Chad Wilson
(636) 229-8743
Source:
Century21laclede
Added: Apr 27
Changed: Aug 29
Last Checked: Jul 25 at 7:38AM
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.
Freestanding brick medical office building offering 6,541 square feet of space and 35 parking spaces. Constructed in 2001, the property is occupied by a longstanding medical user under a lease expiring 2/2028.
The property is located in Wentzville near Sam’s Club, Target, Schnucks, Dierbergs, Home Depot, Lowe’s, Chick-fil-A, and Wentzville schools. Access is available to I-70 and Hwy 40/64, supporting convenient regional connectivity.
The property is located in Wentzville near Sam’s Club, Target, Schnucks, Dierbergs, Home Depot, Lowe’s, Chick-fil-A, and Wentzville schools. Access is available to I-70 and Hwy 40/64, supporting convenient regional connectivity.
Key Highlights
- 6,541 SF freestanding medical office building
- 35 on‑site parking spaces
- Brick construction completed in 2001
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
$81,110
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
3.86%
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%
$1,622,200
$1.6M
Cap Rate 7%
$1,158,714
$1.2M
Cap Rate 9%
$901,222
$901.2K
Market Conditions
NOI Build-Up for 6,541 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
$148.3K $22.68/SF
− Vacancy
−$40.2K −$6.15/SF
EGI
$108.1K $16.53/SF
− OpEx
−$27.0K −$4.13/SF
NOI
$81.1K $12.40/SF
Area
St. Charles County, MO
Vacancy
27.10%
Lease Rate
$22.68 /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%
$1,622,200
Cap Rate 7%
$1,158,714
Cap Rate 9%
$901,222
Alternative Uses
Best Use
Office B
$1.16M
$1.01M – $1.35M
NOI $81,110 @ 7.0% cap · market cap 3.86%
Second Best
Healthcare Medical
$1.11M
$968.0K – $1.29M
NOI $77,439 @ 7.0% cap · market cap 3.69%
Theoretical Best
Warehouse
$1.73M
$1.51M – $2.02M
NOI $121,180 @ 7.0% cap · market cap 5.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Banfield Pet Hospital — 1846 Wentzville Pkwy, Wentzville, MO 63385
- Gate Way Equine Veterinary — 1531 Wentzville Pkwy, Wentzville, MO 63385
Frequently Asked Questions
What type of property is this?
Medical Office Space - Brick medical office building with an existing medical tenancy and on-site parking.
Where is this medical office space located?
The property is located at 1660 W Meyer Road Wentzville, MO.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 6,541 SF freestanding medical office building; 35 on‑site parking spaces; Brick construction completed in 2001
