Car Wash with Redevelopment
New
For Sale
$925,000
2696 Babble Creek Lane, O Fallon, MO 63368
The C-2 district accommodates general retail and office uses.
Property Size3,500 SF
Lot Size0.92 Acres
Days on Market7
Property Features for 2696 Babble Creek Lane
General Information
Standard status
Active
Size
3,500 SF
Lot size
0.92 Acres
Property subtype
BO, MU, SPEC
Zoning
C-2 General Business District, (for general retail and office)
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Land Use
retail, commercial
Building Details
Building Size
3,500 SF
Year Built
1996
Buildings
1
Stories
1
Units
8
Listing Agency:
Camdyn Properties, LLC
Listed By:
Scott A. Sacco · License #1999023802
(636) 448-5171
Source:
Realnex
Added: Sep 29
Changed: Sep 30
Last Checked: Oct 4 at 6:13AM
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 Camdyn Properties, LLC
Investment Insights
Based on property information with market context.
An operating car wash occupies this 0.92+/- acre property, with the existing facility dating to 1996. The site is zoned C-2 General Business District, designated for general retail and office uses. A touchless automatic wash could be added in one of the current wash bays, according to the described site configuration.
The property sits at the northwest corner of Hwy K and Babble Creek Lane in O'Fallon. Hwy K has a center turn lane at this location. Freddy's restaurant is at the southwest corner of the intersection.
The property sits at the northwest corner of Hwy K and Babble Creek Lane in O'Fallon. Hwy K has a center turn lane at this location. Freddy's restaurant is at the southwest corner of the intersection.
Key Highlights
- 0.92+/- acre property with an operating car wash
- C‑2 General Business District zoning for general retail and office
- A touchless automatic wash could be installed in an existing bay
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
$63,775
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
6.89%
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%
$1,275,500
$1.3M
Cap Rate 7%
$911,071
$911.1K
Cap Rate 9%
$708,611
$708.6K
Market Conditions
NOI Build-Up for 3,500 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
$89.0K $25.44/SF
− Vacancy
−$4.0K −$1.14/SF
EGI
$85.0K $24.30/SF
− OpEx
−$21.3K −$6.07/SF
NOI
$63.8K $18.22/SF
Area
St. Charles County, MO
Vacancy
4.50%
Lease Rate
$25.44 /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%
$1,275,500
Cap Rate 7%
$911,071
Cap Rate 9%
$708,611
Alternative Uses
Best Use
Specialty Retail
$911.1K
$797.2K – $1.06M
NOI $63,775 @ 7.0% cap · market cap 6.89%
Second Best
Industrial
$762.8K
$667.5K – $890.0K
NOI $53,399 @ 7.0% cap · market cap 5.77%
Theoretical Best
Warehouse
$926.3K
$810.5K – $1.08M
NOI $64,842 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
427
Businesses Nearby
295k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Superstores 34%
Groceries 10%
Shops & Services 9%
Target
Superstores
100,366 visits/mo
0.4 miles
Chick-fil-A
Dining
44,578 visits/mo
0.5 miles
Total Wine & More
Groceries
29,711 visits/mo
0.5 miles
PetSmart
Shops & Services
22,517 visits/mo
0.5 miles
White Castle
Dining
16,922 visits/mo
0.4 miles
Demographics for 63368, MO
46,007
Population
17,315
Households
2.7
Avg Household Size
39
Median Age
49%
College-Educated
96%
High-School Grad
16.2 sq mi
ZIP Area
2,840
Density / Sq Mi
$118,811
Median Household Income
$60,631
Median Earnings
$1,442
Median Rent
$327,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Car wash - The C-2 district accommodates general retail and office uses.
Where is this car wash located?
The property is located at 2696 Babble Creek Lane O Fallon, MO.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 0.92+/- acre property with an operating car wash; C‑2 General Business District zoning for general retail and office; A touchless automatic wash could be installed in an existing bay
