Building Details

Year built 2000

Building materials Stone

Listing Agency: Berkshire Hathaway HomeServices Select Properties l***@bhhsselectstl.com Show Phone

Listed By: Jim VonDerHaar · License #2001013708 Show Phone

Added: Jun 16 Changed: Aug 24 Last Checked: Aug 25 at 2:06AM

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MLS# 26038314

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 2000, this low-rise stone office property provides private suites supported by shared meeting rooms, a break room and kitchen, secure fiber internet, elevator service, and ample parking. The building offers a professional setting for office users, with suites described as move-in ready.

The property occupies 0.985 acres at 174 Clarkson Road in Ballwin, Missouri. Clarkson Road carries traffic of up to 35,000 VPD, and the site is near Clayton Road. Office suites ranging from 1,886 to 18,300 square feet are available for lease under full-service terms with three- or five-year options.

Key Highlights

• 19,706 sq ft low‑rise office building on 0.985 acres
• Up to 35,000 VPD on Clarkson Road near Clayton Road
• Private suites available from 1,886‑18,300 sf

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

$240,481

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

6.87%

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%

$4,809,620 $4.8M

Cap Rate 7%

$3,435,443 $3.4M

Cap Rate 9%

$2,672,011 $2.7M

Market Conditions

NOI Build-Up for 19,706 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

$439.8K $22.32/SF

− Vacancy

−$119.2K −$6.05/SF

EGI

$320.6K $16.27/SF

− OpEx

−$80.2K −$4.07/SF

NOI

$240.5K $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%

$4,809,620

Cap Rate 7%

$3,435,443

Cap Rate 9%

$2,672,011

Alternative Uses

Best Use

Office B

$3.44M

$3.01M – $4.01M (±1% cap)

NOI $240,481 @ 7.0% cap · market cap 6.87%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$4.23M

$3.70M – $4.93M (±1% cap)

NOI $296,048 @ 7.0% cap · market cap 8.46%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Suggested Use

Top Pick Real Estate Agency Parking Lot & Garage Law Firm Bakery Barber Shop (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

1,016

Businesses Nearby

Explore this area Business Placement

Demographics for 63011, MO

37,495

Population

14,822

Households

2.5

Avg Household Size

44

Median Age

66%

College-Educated

98%

High-School Grad

14.3 sq mi

ZIP Area

2,622

Density / Sq Mi

$121,941

Median Household Income

$65,659

Median Earnings

$1,624

Median Rent

$373,600

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office building - Stone office property with elevator access, shared meeting facilities, fiber internet, and ample on-site parking.

Where is this office building located?

The property is located at 174 Clarkson Road Ballwin, MO.

What is the asking price?

The asking price for this property is $3,500,000.

What are key features of this property?

This property features: 19,706 sq ft low‑rise office building on 0.985 acres; Up to 35,000 VPD on Clarkson Road near Clayton Road; Private suites available from 1,886‑18,300 sf