Renovated Restaurant
For Sale
$799,000
3131-3137 Olive Street St, Louis, MO 63103
Commercial Sale, St Louis, MO
Property Size5,372 SF
Price / SF$148.73
Days on Market18
Property Features for 3131-3137 Olive Street St
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Stoddard Add
Directions
GPS
Standard status
Active
APN
1021-04-0160-0
Building Details
Year built
1894
Floors in Building
1
Building materials
Brick
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Caleb Anthonis · License #2021000758
(314) 647-6611
Added: Aug 14
Changed: Aug 24
Last Checked: Aug 31 at 11:06AM
MLS# 25062437
Copyright © 2026 Mid America Regional Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This brick restaurant property at 3131-3137 Olive Street contains approximately 5,372 square feet and was originally constructed in 1894. A comprehensive renovation completed in 2016 added modern systems and ADA compliance while retaining the building’s historic character.
The property is fully leased to Salsa Rosada through 2027, with annual rent escalations incorporated into the lease. Its Midtown setting places the restaurant near Saint Louis University and The City Foundry, providing an established urban context for the existing operation.
The property is fully leased to Salsa Rosada through 2027, with annual rent escalations incorporated into the lease. Its Midtown setting places the restaurant near Saint Louis University and The City Foundry, providing an established urban context for the existing operation.
Key Highlights
- Approximately 5,372 SF of restaurant space
- 100% leased to Salsa Rosada through 2027
- Annual rent escalations in the lease
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
$23,086
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
2.89%
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%
$461,720
$461.7K
Cap Rate 7%
$329,800
$329.8K
Cap Rate 9%
$256,511
$256.5K
Market Conditions
NOI Build-Up for 5,372 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
$32.2K $6.00/SF
− Vacancy
−$1.5K −$0.27/SF
EGI
$30.8K $5.73/SF
− OpEx
−$7.7K −$1.43/SF
NOI
$23.1K $4.30/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$6.00 /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%
$461,720
Cap Rate 7%
$329,800
Cap Rate 9%
$256,511
Alternative Uses
Best Use
Specialty Retail
$329.8K
$288.6K – $384.8K
NOI $23,086 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.35M
NOI $80,705 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,665
Businesses Nearby
25k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 67%
Shops & Services 33%
Starbucks
Dining
13,643 visits/mo
0.5 miles
BP
Shops & Services
6,587 visits/mo
0.1 miles
Hamburger Mary's
Dining
2,964 visits/mo
0.0 miles
Caliber Collision
Shops & Services
839 visits/mo
0.4 miles
Avis Budget Car Rental
Shops & Services
818 visits/mo
0.1 miles
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
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Brick restaurant property with modern systems, ADA improvements, and an existing lease structure extending through 2027.
Where is this conventional restaurant located?
The property is located at 3131-3137 Olive Street St Louis, MO.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Approximately 5,372 SF of restaurant space; 100% leased to Salsa Rosada through 2027; Annual rent escalations in the lease
