Freestanding Building on South
For Sale
Contact for pricing
311 S Main St, O Fallon, MO 63366
Freestanding building with high-traffic exposure and easy highway access.
Property Size8,053 SF
Lot Size1.44 Acres
Price / SF$155.22
Days on Market1318
Property Features for 311 S Main St
General Information
Standard status
Active
Size
8,053 SF
Class
B
Total Parking Spaces
71
Lot size
1.44 Acres
Property subtype
Office
Zoning
Commercial
Investment Type
Owner/User
Building Details
Year Built
1960
Buildings
1
Stories
1
Listing Agency:
Cissell Mueller Company LLC
(636) 970-0330
Listed By:
Danny Wapelhorst · License #MO 2013044572
Source:
Crexi
Added: Jan 13, 2023
Changed: Aug 23
Last Checked: Aug 21 at 10:17PM
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 Cissell Mueller Company LLC
Investment Insights
Based on property information with market context.
This freestanding building is situated on a 1.44-acre lot. The main level encompasses 8,053 square feet, with an additional 3,005 square feet on the lower level. Building and monument signage are available. The property benefits from high-traffic exposure on South Main Street and offers convenient access to I-70, as well as proximity to City Hall. There are 71 parking spaces. The property is zoned C-2 and is located within the Downtown Overlay District. New landscaping has been installed, along with a sealed and striped parking lot. A new roof is scheduled for installation in October 2025. Possible ground lease or GTS.
Key Highlights
- High‑traffic exposure on South Main Street
- Freestanding building on a 1.44‑acre lot with 71 parking spaces
- Easy access to I‑70 and close proximity to City Hall
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
$99,860
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
7.99%
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%
$1,997,200
$2.0M
Cap Rate 7%
$1,426,571
$1.4M
Cap Rate 9%
$1,109,556
$1.1M
Market Conditions
NOI Build-Up for 8,053 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
$182.6K $22.68/SF
− Vacancy
−$49.5K −$6.15/SF
EGI
$133.1K $16.53/SF
− OpEx
−$33.3K −$4.13/SF
NOI
$99.9K $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%
$1,997,200
Cap Rate 7%
$1,426,571
Cap Rate 9%
$1,109,556
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.66M
NOI $99,860 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.13M
$1.86M – $2.49M
NOI $149,191 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
698
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?
Office building - Freestanding building with high-traffic exposure and easy highway access.
Where is this office building located?
The property is located at 311 S Main St O Fallon, MO.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: High‑traffic exposure on South Main Street; Freestanding building on a 1.44‑acre lot with **71 parking spaces**; Easy access to I‑70 and close proximity to City Hall
