Office Building with Loft
For Sale
$895,000
Pending
2547 S Big Bend Boulevard, Saint Louis, MO 63143
Commercial Sale, St Louis, MO
Property Size5,400 SF
Lot Size0.15 Acres
Days on Market354
Property Features for 2547 S Big Bend Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Garage
Subdivision
Swinks Add To Maplewood
Directions
GPS
Standard status
Pending
APN
21J-51-0398
Size
5,400 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5980
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Amenities
kitchenette and break area
reception
conference room
third-level loft/creative space
Building Details
Year built
1907
Floors in Building
2
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Mark Clarkson
(314) 580-4501
Added: Oct 16, 2025
Changed: Sep 28
Last Checked: Oct 4 at 4:06PM
MLS# 25014531
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 1907, this 5,400-square-foot office building is arranged across multiple levels and includes a reception area, four-plus offices, a conference room, kitchenette, and break area. The third level provides loft-style creative space that expands the usable configuration beyond conventional office rooms.
The property offers access to Highway 40, Manchester Avenue, and nearby Highway 44. Building systems include forced-air heating and central electric cooling, with public water and public sewer service. A garage is included, and cable service is available at the property.
The property offers access to Highway 40, Manchester Avenue, and nearby Highway 44. Building systems include forced-air heating and central electric cooling, with public water and public sewer service. A garage is included, and cable service is available at the property.
Key Highlights
- 5,400‑square‑foot office building constructed in 1907
- Multi‑level configuration with a third‑level loft/creative space
- Four+ offices, conference room, reception area, kitchenette, and break area
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
$65,899
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
7.36%
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%
$1,317,980
$1.3M
Cap Rate 7%
$941,414
$941.4K
Cap Rate 9%
$732,211
$732.2K
Market Conditions
NOI Build-Up for 5,400 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
$120.5K $22.32/SF
− Vacancy
−$32.7K −$6.05/SF
EGI
$87.9K $16.27/SF
− OpEx
−$22.0K −$4.07/SF
NOI
$65.9K $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%
$1,317,980
Cap Rate 7%
$941,414
Cap Rate 9%
$732,211
Alternative Uses
Best Use
Office B
$941.4K
$823.7K – $1.10M
NOI $65,899 @ 7.0% cap · market cap 7.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,125 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
Explore this area
Business Placement
Demographics for 63143, MO
9,686
Population
5,089
Households
1.9
Avg Household Size
36
Median Age
55%
College-Educated
97%
High-School Grad
2.0 sq mi
ZIP Area
4,843
Density / Sq Mi
$65,712
Median Household Income
$48,420
Median Earnings
$900
Median Rent
$226,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Multi-level layout includes reception, private offices, conference space, and a kitchenette.
Where is this office building located?
The property is located at 2547 S Big Bend Boulevard Saint Louis, MO.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 5,400‑square‑foot office building constructed in 1907; Multi‑level configuration with a third‑level loft/creative space; Four+ offices, conference room, reception area, kitchenette, and break area
