Brick Office Buildings with
For Sale
$780,000
1735 S New Florissant Road, Florissant, MO 63031
LAND - Florissant, MO
Property Size5,660 SF
Lot Size0.43 Acres
Price / SF$137.81
Days on Market39
Property Features for 1735 S New Florissant Road
General Information
Property type
Land
Property subtype
Other
Parking features
Parking Lot, Open
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
Natural Gas, Forced Air
Cooling system
Central Air, Electric
Water source
Public
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) 781-7777
Added: Jul 7
Changed: Aug 1
Last Checked: Aug 14 at 4:06PM
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.
Two brick office buildings at 1735 and 1723 S New Florissant Road are being offered together, totaling 0.43 acres. The building at 1735 has approximately 3,900 sq ft. Some units are currently rented, and other spaces can be divided into 4 or more offices of various sizes with lavatories.
The building at 1723 is currently vacant and ready for immediate occupancy. It contains 1,760 sq ft and includes a full basement. The combined site is positioned at a high-traffic intersection on S New Florissant Road at I-270 with highway/interstate frontage.
Built in 1953, both buildings use natural gas forced-air heating with central air and electric cooling. Parking is available via a parking lot with open parking, and public water is available.
The building at 1723 is currently vacant and ready for immediate occupancy. It contains 1,760 sq ft and includes a full basement. The combined site is positioned at a high-traffic intersection on S New Florissant Road at I-270 with highway/interstate frontage.
Built in 1953, both buildings use natural gas forced-air heating with central air and electric cooling. Parking is available via a parking lot with open parking, and public water is available.
Key Highlights
- Two brick office buildings offered together on 0.43 acres
- 1735 S New Florissant Road: approx 3,900 sq ft; some units rented
- 1723 S New Florissant Road: 1,760 sq ft; full basement; vacant and ready
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway 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
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two brick office buildings with natural gas forced-air heat, central air, and water available at a corner near I-270.
Where is this office units 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 brick office buildings offered together on 0.43 acres; 1735 S New Florissant Road: approx 3,900 sq ft; some units rented; 1723 S New Florissant Road: 1,760 sq ft; full basement; vacant and ready
