Two-Level Retail
For Sale
Contact for pricing
310 E Elm Street, O Fallon, MO 63366
C-1-zoned commercial property with flexible interior areas, on-site parking, and convenient I-70 access.
Property Size4,000 SF
Lot Size1.37 Acres
Price / SF$148.75
Days on Market222
Property Features for 310 E Elm Street
General Information
Standard status
Active
Size
4,000 SF
Class
B
Total Parking Spaces
23
Lot size
1.37 Acres
Property subtype
Retail
Zoning
C-1
Site & Location
Corner Location
Yes
Highway Access
Yes
Building Details
Year Built
1972
Buildings
1
Stories
1
Building Size
4,000 SF
Parking Ratio
5.8 per 1,000 SF
Listing Agency:
Schneider Commercial Partners
(636) 949-9797
Listed By:
Keith Schneider · License #MO 2023044590
Source:
Crexi
Added: Jan 21
Changed: Aug 29
Last Checked: May 8 at 7:40AM
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 Schneider Commercial Partners
Investment Insights
Based on property information with market context.
This 4,000-square-foot retail property occupies 1.37 acres and includes two levels with a clear-span upper floor and an open lower-level layout. Constructed in 1972, the building is described as well maintained and is currently configured for retail or office use. The property is scheduled to become available October 1, 2026.
A corner-lot setting in O’Fallon provides convenient access to I-70. On-site parking is striped for 23 vehicles, with additional room identified for expansion. The property is located at 310 E Elm in O’Fallon, Missouri, and carries C-1 Restricted Business District zoning.
A corner-lot setting in O’Fallon provides convenient access to I-70. On-site parking is striped for 23 vehicles, with additional room identified for expansion. The property is located at 310 E Elm in O’Fallon, Missouri, and carries C-1 Restricted Business District zoning.
Key Highlights
- 4,000 SF retail/office building on 1.37 Acres
- Two‑level layout with clear‑span upper floor and open lower level
- Constructed in 1972 and described as well maintained
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
$49,601
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
8.34%
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%
$992,020
$992.0K
Cap Rate 7%
$708,586
$708.6K
Cap Rate 9%
$551,122
$551.1K
Market Conditions
NOI Build-Up for 4,000 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
$90.7K $22.68/SF
− Vacancy
−$24.6K −$6.15/SF
EGI
$66.1K $16.53/SF
− OpEx
−$16.5K −$4.13/SF
NOI
$49.6K $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%
$992,020
Cap Rate 7%
$708,586
Cap Rate 9%
$551,122
Alternative Uses
Best Use
Retail
$789.3K
$690.6K – $920.8K
NOI $55,248 @ 7.0% cap · market cap 9.29%
Second Best
Office B
$708.6K
$620.0K – $826.7K
NOI $49,601 @ 7.0% cap · market cap 8.34%
Theoretical Best
Warehouse
$1.06M
$926.3K – $1.24M
NOI $74,105 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Explore this area
Business Placement
Demographics for 63366, MO
53,861
Population
21,204
Households
2.5
Avg Household Size
38
Median Age
34%
College-Educated
95%
High-School Grad
69.3 sq mi
ZIP Area
777
Density / Sq Mi
$98,237
Median Household Income
$51,750
Median Earnings
$1,274
Median Rent
$283,900
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?
Retail space - C-1-zoned commercial property with flexible interior areas, on-site parking, and convenient I-70 access.
Where is this retail space located?
The property is located at 310 E Elm Street O Fallon, MO.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 4,000 SF retail/office building on 1.37 Acres; Two‑level layout with clear‑span upper floor and open lower level; Constructed in 1972 and described as well maintained
