Storefront Commercial
For Sale
$180,000
245 S Commercial Avenue, Saint Clair, MO 63077
Compact commercial space described for retail, office, studio, or startup use.
Property Size900 SF
Price / SF$200
Days on Market198
Property Features for 245 S Commercial Avenue
General Information
Standard status
Active
Size
900 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$1,479
Building Details
Building Size
900 SF
Year Built
1955
Buildings
1
Listing Agency:
Freedom Realty MO, LLC
(314) 526-6028
Listed By:
LeeAnna Newkirk · License #2023019053
(314) 526-6028
Source:
Century21laclede
Added: Feb 13
Changed: Aug 30
Last Checked: Aug 30 at 6:47AM
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 Freedom Realty MO, LLC
Investment Insights
Based on property information with market context.
This 900-square-foot commercial building offers a compact footprint for a range of business formats. The property is described as suitable for a boutique, retail shop, professional office, studio, or startup headquarters, providing a flexible setting for smaller commercial operations.
Built in 1955, the property is located at 245 S Commercial Avenue in St Clair, Missouri. The address and storefront configuration support a straightforward presence for businesses seeking a manageable commercial location.
Built in 1955, the property is located at 245 S Commercial Avenue in St Clair, Missouri. The address and storefront configuration support a straightforward presence for businesses seeking a manageable commercial location.
Key Highlights
- 900‑square‑foot commercial building
- Described for boutique, retail, office, studio, or startup use
- Storefront property at 245 S Commercial Avenue
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
$12,131
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
6.74%
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%
$242,620
$242.6K
Cap Rate 7%
$173,300
$173.3K
Cap Rate 9%
$134,789
$134.8K
Market Conditions
NOI Build-Up for 900 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
$20.7K $23.04/SF
− Vacancy
−$4.6K −$5.07/SF
EGI
$16.2K $17.97/SF
− OpEx
−$4.0K −$4.49/SF
NOI
$12.1K $13.48/SF
Area
Franklin 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%
$242,620
Cap Rate 7%
$173,300
Cap Rate 9%
$134,789
Alternative Uses
Best Use
Office B
$173.3K
$151.6K – $202.2K
NOI $12,131 @ 7.0% cap · market cap 6.74%
Second Best
Retail
$121.1K
$105.9K – $141.2K
NOI $8,474 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$265.0K
$231.8K – $309.1K
NOI $18,547 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63077, MO
11,874
Population
5,392
Households
2.2
Avg Household Size
40
Median Age
13%
College-Educated
87%
High-School Grad
87.7 sq mi
ZIP Area
135
Density / Sq Mi
$56,458
Median Household Income
$39,167
Median Earnings
$869
Median Rent
$161,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Beverlee's Forget-Me-Not Florist — 960 N Commercial Ave Suite A, St Clair, MO 63077
Frequently Asked Questions
What type of property is this?
Storefront property - Compact commercial space described for retail, office, studio, or startup use.
Where is this storefront property located?
The property is located at 245 S Commercial Avenue Saint Clair, MO.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: 900‑square‑foot commercial building; Described for boutique, retail, office, studio, or startup use; Storefront property at 245 S Commercial Avenue
