I-70 Frontage Commercial
For Sale
$1,000,000
17721 N Service Road, Wright City, MO 63390
Mixed-use property with office, apartments, garage, and outbuilding.
Property Size4,119 SF
Lot Size2.00 Acres
Price / SF$242.78
Days on Market107
Property Features for 17721 N Service Road
General Information
Standard status
Active
Size
4,119 SF
Lot size
2.00 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,616
Building Details
Building Size
4,119 SF
Year Built
1952
Buildings
2
Stories
2
Listing Agency:
Coldwell Banker Realty - Gundaker
(636) 328-2830
Listed By:
Logan Strain · License #2011010930
(636) 328-2830
Source:
Exit2newbeginningz
Added: May 10
Changed: Aug 23
Last Checked: Aug 23 at 12:21PM
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 Coldwell Banker Realty - Gundaker
Investment Insights
Based on property information with market context.
This commercial property offers visibility from Interstate 70 and includes a partial office space, two apartments, a garage, and a 3300 sq ft outbuilding, all situated on over 2 acres with I-70 frontage. The brick building/office provides over 4,000 sq ft of space, featuring two kitchens, two full baths, three laundry rooms, a sunroom, a half bath, and multiple additional rooms. The layout is suited for two apartments on the upper level, with the main floor serving as office space, providing immediate income potential. The recently updated and expanded outbuilding offers nearly 3000 sq ft of space, equipped with 3-phase electric power, 8ft walls, ceilings exceeding 22ft in height, and two drive-in doors. The 2-acre site provides ample outdoor storage for equipment, machinery, and implements. This property is suitable for an owner-user or an owner requiring on-site storage, office space, and accommodations for 24-hour staff or employees. It is located directly opposite Highway 70 from the new multi-million-dollar TR Hughes McBride Development Elkhorn Ridge and is also situated just miles from the new American Foods multi-billion-dollar meat processing facility.
Key Highlights
- I‑70 Frontage with High Visibility on over 2 acres
- 4,000 +/- sq. ft. Brick Building with Office Space and 2 Apartments for Instant Income
- 3,300 sq ft Outbuilding with 3‑Phase Electric, High Ceilings, and Drive‑in Doors**
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
$55,518
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
5.55%
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%
$1,110,360
$1.1M
Cap Rate 7%
$793,114
$793.1K
Cap Rate 9%
$616,867
$616.9K
Market Conditions
NOI Build-Up for 4,119 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
$94.9K $23.04/SF
− Vacancy
−$20.9K −$5.07/SF
EGI
$74.0K $17.97/SF
− OpEx
−$18.5K −$4.49/SF
NOI
$55.5K $13.48/SF
Area
Warren County, MO
Vacancy
22.00%
Lease Rate
$23.04 /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%
$1,110,360
Cap Rate 7%
$793,114
Cap Rate 9%
$616,867
Alternative Uses
Best Use
Office B
$793.1K
$694.0K – $925.3K
NOI $55,518 @ 7.0% cap · market cap 5.55%
Second Best
Mixed Use
$714.9K
$625.6K – $834.1K
NOI $50,046 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.02M
$891.3K – $1.19M
NOI $71,306 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Explore this area
Business Placement
Demographics for 63390, MO
11,982
Population
5,681
Households
2.1
Avg Household Size
38
Median Age
24%
College-Educated
84%
High-School Grad
78.2 sq mi
ZIP Area
153
Density / Sq Mi
$79,803
Median Household Income
$42,297
Median Earnings
$872
Median Rent
$244,500
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?
Mixed-use property - Mixed-use property with office, apartments, garage, and outbuilding.
Where is this mixed-use property located?
The property is located at 17721 N Service Road Wright City, MO.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: I‑70 Frontage with High Visibility on over 2 acres; 4,000 +/- sq. ft. Brick Building with Office Space and 2 Apartments for Instant Income; 3,300 sq ft Outbuilding with 3‑Phase Electric, High Ceilings, and Drive‑in Doors**
