Two-Building Office
For Sale
$780,000
1735 S New Florissant Road, Florissant, MO 63031
Commercial Sale, Florissant, MO
Property Size5,660 SF
Lot Size0.43 Acres
Price / SF$137.81
Days on Market83
Property Features for 1735 S New Florissant Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Open, Parking Lot
Subdivision
Florissant Heights
Standard status
Active
APN
09J-22-0723
Lot size
0.43 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
FLORISSANT HEIGHTS LOT PTS 1 THRU 3
Tax Annual Amount
11278
Legal Description
FLORISSANT HEIGHTS LOT PTS 1 THRU 3
Utilities
Utilities
Water Available
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Electric
Water source
Public
Amenities
full basement
Building Details
Year built
1953
Floors in Building
1
Building materials
Brick
Listing Agency:
RE/MAX Results · RE/MAX International
(314) 584-4400
Listed By:
Terry Gannon · License #2011022593
(314) 920-2018
Added: Jul 7
Changed: Sep 26
Last Checked: Sep 27 at 2:06AM
MLS# 26029096
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.
This offering includes two office buildings conveyed together. The 1735 building contains approximately 3,900 square feet, with occupied units and additional space that can be configured into four or more offices with lavatories. The 1723 building provides 1,760 square feet, is vacant, and includes a full basement. Both structures were built in 1953 with brick construction, forced-air natural gas heat, and electric central air conditioning.
The property occupies a corner at S. New Florissant Road and I-270 in Florissant, with highway/interstate frontage and access to open parking. The parcel totals 0.43 acres. Public water is available, and the site is also identified with a parking lot and public water service. The two-building configuration combines existing office occupancy with vacant space and flexible interior division.
The property occupies a corner at S. New Florissant Road and I-270 in Florissant, with highway/interstate frontage and access to open parking. The parcel totals 0.43 acres. Public water is available, and the site is also identified with a parking lot and public water service. The two-building configuration combines existing office occupancy with vacant space and flexible interior division.
Key Highlights
- Two office buildings sold together at 1735 and 1723 S. New Florissant Road
- Approximately 3,900 sq ft in the 1735 building
- 1,760 sq ft vacant building with a full basement at 1723
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
$69,072
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
8.86%
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%
$1,381,440
$1.4M
Cap Rate 7%
$986,743
$986.7K
Cap Rate 9%
$767,467
$767.5K
Market Conditions
NOI Build-Up for 5,660 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
$126.3K $22.32/SF
− Vacancy
−$34.2K −$6.05/SF
EGI
$92.1K $16.27/SF
− OpEx
−$23.0K −$4.07/SF
NOI
$69.1K $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%
$1,381,440
Cap Rate 7%
$986,743
Cap Rate 9%
$767,467
Alternative Uses
Best Use
Office B
$986.7K
$863.4K – $1.15M
NOI $69,072 @ 7.0% cap · market cap 8.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.42M
NOI $85,031 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
202
Businesses Nearby
Explore this area
Business Placement
Demographics for 63031, MO
47,609
Population
21,159
Households
2.3
Avg Household Size
38
Median Age
28%
College-Educated
92%
High-School Grad
15.1 sq mi
ZIP Area
3,153
Density / Sq Mi
$71,783
Median Household Income
$42,920
Median Earnings
$1,351
Median Rent
$144,500
Median Home Value
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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?
Office building - Pair of brick office buildings with divisible suites, open parking, and a full basement in a prominent interstate corridor.
Where is this office building located?
The property is located at 1735 S New Florissant Road Florissant, MO.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Two office buildings sold together at 1735 and 1723 S. New Florissant Road; Approximately 3,900 sq ft in the 1735 building; 1,760 sq ft vacant building with a full basement at 1723
