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    Absolute NNN Retail Ground Lease Title is generated by Realmo AI

    3130 Highway T, Foristell, MO 63348

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    New construction to start June 2026, backed by Dollar General and structured as an absolute NNN lease with long-term options.

    Type:RETAIL
    Property size:
    9,100 SF
    Lot size:
    1.71 Acres
    Price / SF:
    $226/SF
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 1:54 am

    Property Features for 3130 Highway T

    General Information

    Standard status
    Active
    Size
    9,100 SF
    Lot size
    1.71 Acres
    Property subtype
    RETAIL

    We can help!

    Listing Contact
    Robert D Cissell
    Robert D Cissell

    Listing agent Robert D Cissell License #1999024539

    Listing office Cissell Mueller Company

    Listing date Jun 1, 2026

    Source Moodyscre

    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

    HighLights

    • Planned 9,100 SF new build with construction to begin June 2026
    • Absolute NNN lease backed by Dollar General Corporation
    • 15‑year remaining lease term with three 5‑year options
    • 5% rent increases every 5 years
    • NOI of $104,949.96 with an average 6.83% CAP rate over 15 years
    • 1.71 AC site plus additional 2.56 +/- AC land (cannot divide from Dollar General) with separate dedicated curb‑cut and no cross access

    Overview

    This absolute NNN retail property is slated to begin construction in June 2026 and is being offered on a long-term lease structure. The building area is 9,100 SF on 1.71 acres, with the lease featuring a 15-year remaining term and three (5) year options. Rent increases are scheduled at 5% every five years, and the property is underwritten with NOI of $104,949.96. The lease is absolute NNN, with a guarantor noted as Dollar General Corporation.

    The site includes dedicated access with a separate curb-cut from the neighboring Dollar General property and no cross access. Additional land is listed at 2.56 +/- acres and is noted as not divisible from Dollar General, which helps define the operating footprint and limits reconfiguration. The offering is presented for $1,614,615 for the primary property, with an additional $450,000 noted for the related land detail, and a portfolio price of $2,064,615.

    For investors seeking a retail-backed, absolute NNN structure with built-in term length and scheduled rent steps, this asset offers a straightforward income profile supported by a corporate guarantor. Retail tenants and operators looking for reduced landlord responsibility may find the absolute NNN framework practical, particularly given the dedicated curb-cut access and separation from cross-access traffic patterns.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $206.4k $22.68
    − Vacancy −$26.8k −$2.95
    EGI $179.6k $19.73
    − OpEx −$53.9k −$5.92
    NOI $125.7k $13.81
    9,100 SF · lease $22.68/SF/yr · vacancy 13.00% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $1.80M
    $1.57M – $2.09M (±1% cap)
    NOI $125,690 @ 7.0% cap · market cap 6.09%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Warehouse
    $2.41M
    $2.11M – $2.81M (±1% cap)
    NOI $168,588 @ 7.0% cap · market cap 8.17%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Building Supply Big Box & Wholesale Store Electrical Service Garden Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Foristell
    County
    St. Charles
    State
    Missouri
    Longitude
    -90.9389
    Latitude
    38.7556

    FAQs

    What type of property is this?
    Retail space - New construction to start June 2026, backed by Dollar General and structured as an absolute NNN lease with long-term options.
    Where is this retail space located?
    The property is located at 3130 Highway T Foristell, MO.
    What is the asking price?
    The asking price for this property is $2,064,615.
    What are key features of this property?
    This property features: Planned 9,100 SF new build with construction to begin June 2026; Absolute NNN lease backed by Dollar General Corporation; 15‑year remaining lease term with three 5‑year options
    (636) 262-0929 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Robert D Cissell
    Robert D Cissell
    Real Estate License ID: 1999024539
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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