Two-Story Flex
For Sale
$525,000
3135 Lafayette Avenue St, Louis, MO 63104
Commercial Sale, St Louis, MO
Property Size5,830 SF
Lot Size0.30 Acres
Price / SF$90.05
Days on Market330
Property Features for 3135 Lafayette Avenue St
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Ridgley
Directions
GPS
Standard status
Active
APN
2127-00-0040-0
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5176
Amenities
prep kitchen
rooftop HVAC units
Building Details
Year built
1935
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Ben Cherry · License #2006018085
(314) 647-6611
Added: Oct 3, 2025
Changed: Aug 24
Last Checked: Aug 28 at 6:06AM
MLS# 25067609
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.
Built in 1935, this 5,830-square-foot flex property combines office and warehouse space within a two-story historic brick building. The improvements include a prep kitchen, two full restrooms, an additional kitchen on the second floor, and rooftop HVAC units. The building’s former post office configuration offers a distinctive foundation for continued commercial use or adaptive reuse, including consideration of residential units on the upper level.
The property occupies 0.3037 acres at 3135 Lafayette Avenue in St. Louis’ Gate District, with proximity to Downtown and Saint Louis University. A rear garden lot is included and may support future on-site parking. The combination of existing service areas, upper-floor amenities, and flexible building layout supports a range of commercial or redevelopment planning approaches.
The property occupies 0.3037 acres at 3135 Lafayette Avenue in St. Louis’ Gate District, with proximity to Downtown and Saint Louis University. A rear garden lot is included and may support future on-site parking. The combination of existing service areas, upper-floor amenities, and flexible building layout supports a range of commercial or redevelopment planning approaches.
Key Highlights
- 5,830 SF two‑story office/warehouse building
- Historic brick construction dating to 1935
- Former post office with adaptive reuse potential
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
$28,064
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
5.35%
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%
$561,280
$561.3K
Cap Rate 7%
$400,914
$400.9K
Cap Rate 9%
$311,822
$311.8K
Market Conditions
NOI Build-Up for 5,830 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
$34.6K $5.93/SF
− Vacancy
−$1.6K −$0.27/SF
EGI
$33.0K $5.66/SF
− OpEx
−$5.0K −$0.85/SF
NOI
$28.1K $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%
$561,280
Cap Rate 7%
$400,914
Cap Rate 9%
$311,822
Alternative Uses
Best Use
Office B
$1.02M
$889.3K – $1.19M
NOI $71,146 @ 7.0% cap · market cap 13.55%
Second Best
Warehouse
$400.9K
$350.8K – $467.7K
NOI $28,064 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,585 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,232
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63104, MO
19,317
Population
10,958
Households
1.8
Avg Household Size
34
Median Age
54%
College-Educated
94%
High-School Grad
3.4 sq mi
ZIP Area
5,681
Density / Sq Mi
$70,127
Median Household Income
$53,693
Median Earnings
$1,054
Median Rent
$249,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Wcs Catering — 3657 Lafayette Ave, St. Louis, MO 63110
- Tom Jon's Catering Ltd — 2660 Chouteau Ave, St. Louis, MO 63103
Frequently Asked Questions
What type of property is this?
Flex space - Historic brick construction combines office, warehouse, kitchen, and restroom areas in a versatile commercial property.
Where is this flex space located?
The property is located at 3135 Lafayette Avenue St Louis, MO.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 5,830 SF two‑story office/warehouse building; Historic brick construction dating to 1935; Former post office with adaptive reuse potential
