Two-Story Office
New
For Sale
Contact for pricing
1985 Bluestone Dr, Saint Charles, MO 63303
Updated multi-level office property with highway exposure, monument signage, and flexible floor-by-floor configuration.
Property Size9,200 SF
Price / SF$161.41
Days on Market5
Property Features for 1985 Bluestone Dr
General Information
Standard status
Active
Size
9,200 SF
Total Parking Spaces
56
Property subtype
OFFICE
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
digital monument signage
kitchenettes
Building Details
Buildings
1
Stories
2
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
Tower Real Estate Group
(314) 329-0839
Listed By:
Eric Schultz
(314) 332-4417
Source:
Moodyscre
Added: Sep 3
Changed: Sep 6
Last Checked: Sep 7 at 9:59AM
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 Tower Real Estate Group
Investment Insights
Based on property information with market context.
This 9,200 SF office building offers two stories of workspace plus a 1,400 SF lower-level office area. Interior improvements include office buildouts, kitchenettes, new flooring, and fresh paint, while exterior upgrades include a new roof, HVAC system, and digital monument signage. The property also includes a 56-car parking lot and can be configured for separate occupancy by floor. It is currently owner-occupied and scheduled to be delivered vacant at closing.
Located at 1985 Bluestone Dr in St. Charles, Missouri, the property has signage exposure along HWY 94 with access to I-70, Hwy 94, and HWY364. Streets of St. Charles and Historic Main Street are nearby, and Lambert Int’l Airport is approximately 15 minutes away.
Located at 1985 Bluestone Dr in St. Charles, Missouri, the property has signage exposure along HWY 94 with access to I-70, Hwy 94, and HWY364. Streets of St. Charles and Historic Main Street are nearby, and Lambert Int’l Airport is approximately 15 minutes away.
Key Highlights
- 9,200 SF two‑story office building with a 1,400 SF lower‑level office area
- 56‑car parking lot
- New roof, HVAC system, and digital monument signage
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
$114,083
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
7.68%
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%
$2,281,660
$2.3M
Cap Rate 7%
$1,629,757
$1.6M
Cap Rate 9%
$1,267,589
$1.3M
Market Conditions
NOI Build-Up for 9,200 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
$208.7K $22.68/SF
− Vacancy
−$56.5K −$6.15/SF
EGI
$152.1K $16.53/SF
− OpEx
−$38.0K −$4.13/SF
NOI
$114.1K $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%
$2,281,660
Cap Rate 7%
$1,629,757
Cap Rate 9%
$1,267,589
Alternative Uses
Best Use
Office B
$1.63M
$1.43M – $1.90M
NOI $114,083 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.43M
$2.13M – $2.84M
NOI $170,441 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
680
Businesses Nearby
Explore this area
Business Placement
Demographics for 63303, MO
47,292
Population
21,448
Households
2.2
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
19.8 sq mi
ZIP Area
2,388
Density / Sq Mi
$98,031
Median Household Income
$58,782
Median Earnings
$1,329
Median Rent
$301,700
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 building - Updated multi-level office property with highway exposure, monument signage, and flexible floor-by-floor configuration.
Where is this office building located?
The property is located at 1985 Bluestone Dr Saint Charles, MO.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: 9,200 SF two‑story office building with a 1,400 SF lower‑level office area; 56‑car parking lot; New roof, HVAC system, and digital monument signage
