Climate Controlled Flex Space
For Sale
Contact for pricing
2800 Clark Ave, Saint Louis, MO 63103
9,600 SF flex space with climate control for rent.
Property Size9,600 SF
Lot Size0.66 Acres
Price / SF$88.54
Days on Market349
Property Features for 2800 Clark Ave
General Information
Standard status
Active
Size
9,600 SF
Lot size
0.66 Acres
Property subtype
INDUSTRIAL
Lease Type
NNN
Properties For Sale
at 2800 Clark Ave
2800 Clark Ave
AVAILABLE, Now
Size
9,600 SF
Type
INDUSTRIAL
Lease Type
NNN
• 9,600 SF single-tenant office/warehouse
• ±1,560 SF office space
• 12’ clear height
• (1) loading dock
• Fully conditioned
• Wet sprinkler system
• 3-phase power, 600 amp
• 22 parking spaces
• Prime Midtown location just off I-64 & Jefferson Ave
Contact us
Listing Agency:
NAI DESCO
(314) 994-4444
Listed By:
Timothy Cribbin
Source:
Moodyscre
Added: Oct 21, 2025
Changed: Oct 2
Last Checked: Oct 2 at 9:27PM
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 NAI DESCO
Investment Insights
Based on property information with market context.
This property offers approximately 9,600 square feet of available space, including approximately 1,700 square feet of office space. The entire space is climate controlled and 100% sprinklered. The property includes 25 parking spaces and dock loading capabilities. It features 3-phase electric power. Situated within one mile of Interstate 64, the property also benefits from visibility from the Interstate.
Key Highlights
- Within 1 mile of Interstate 64
- Interstate 64 visibility
- 100% climate controlled
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
$46,211
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
5.44%
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%
$924,220
$924.2K
Cap Rate 7%
$660,157
$660.2K
Cap Rate 9%
$513,456
$513.5K
Market Conditions
NOI Build-Up for 9,600 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
$56.9K $5.93/SF
− Vacancy
−$2.6K −$0.27/SF
EGI
$54.4K $5.66/SF
− OpEx
−$8.2K −$0.85/SF
NOI
$46.2K $4.81/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /SF/Yr
Expense Ratio
15.00%
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%
$924,220
Cap Rate 7%
$660,157
Cap Rate 9%
$513,456
Alternative Uses
Best Use
Warehouse
$660.2K
$577.6K – $770.2K
NOI $46,211 @ 7.0% cap · market cap 5.44%
Second Best
Industrial
$543.7K
$475.7K – $634.3K
NOI $38,056 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.06M
$1.80M – $2.40M
NOI $144,223 @ 7.0% cap · market cap 16.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,302
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63103, MO
9,411
Population
5,990
Households
1.6
Avg Household Size
31
Median Age
51%
College-Educated
91%
High-School Grad
2.2 sq mi
ZIP Area
4,278
Density / Sq Mi
$37,500
Median Household Income
$36,091
Median Earnings
$978
Median Rent
$205,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - 9,600 SF flex space with climate control for rent.
Where is this flex space located?
The property is located at 2800 Clark Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Within 1 mile of Interstate 64; Interstate 64 visibility; 100% climate controlled
