Unrestricted Acreage with
For Sale
$160,000
3177 Patrick Ln, Pacific, MO 63069
Unrestricted acreage with a 40x70 concrete-floor shop and RV hookup, already set up with well and septic.
Property Size2,800 SF
Lot Size2.00 Acres
Price / SF$57.14
Days on Market106
Property Features for 3177 Patrick Ln
General Information
Standard status
Active
Size
2,800 SF
Lot size
2.00 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$346
Listing Agency:
Rooted Real Estate & Auction Co.
(636) 465-0265
Listed By:
Adam Mikesch · License #2016012911
(314) 541-0389
Source:
Exprealty
Added: May 27
Changed: Sep 8
Last Checked: Sep 7 at 12:01PM
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 Rooted Real Estate & Auction Co.
Investment Insights
Based on property information with market context.
This unrestricted 2+/- acre property centers on a well-equipped 40x70 shop with concrete floors and updated LED lighting. The building includes oversized 16-foot sliding doors for convenient access and a 200-amp electric panel designed to support a range of uses. Inside, you’ll find built-in shelving and a wood stove for year-round comfort. Outside, the property also features a dedicated RV pad with a 50-amp RV hookup, plus a private water well and septic system already installed.
Set in the Pacific area of Jefferson County, Missouri, the property is accessed via a secluded gravel road behind a gated entrance, providing a private setting with ample room for parking and storage. The land is positioned for flexible living or operating needs, including residential, recreational, or commercial-style uses, while remaining within the Meramec Valley R-3 School District.
For buyers and operators looking for a ready-to-use base for weekend projects, an equipment-and-storage setup, or a workshop-focused operation, the combination of direct shop access, established utilities, and unrestricted acreage supports immediate use. The property’s layout and existing infrastructure offer a practical foundation whether your plans involve an RV setup, a hobby shop, or future homesite development.
Set in the Pacific area of Jefferson County, Missouri, the property is accessed via a secluded gravel road behind a gated entrance, providing a private setting with ample room for parking and storage. The land is positioned for flexible living or operating needs, including residential, recreational, or commercial-style uses, while remaining within the Meramec Valley R-3 School District.
For buyers and operators looking for a ready-to-use base for weekend projects, an equipment-and-storage setup, or a workshop-focused operation, the combination of direct shop access, established utilities, and unrestricted acreage supports immediate use. The property’s layout and existing infrastructure offer a practical foundation whether your plans involve an RV setup, a hobby shop, or future homesite development.
Key Highlights
- Unrestricted 2+/- acre property in Jefferson County, MO with a gated entrance off a secluded gravel road
- 40x70 shop with concrete floors, oversized 16‑foot sliding doors, updated LED lighting, and a 200‑amp electric panel
- Shop interior includes shelving and a wood stove for year‑round use
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
$11,195
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
7.00%
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%
$223,900
$223.9K
Cap Rate 7%
$159,929
$159.9K
Cap Rate 9%
$124,389
$124.4K
Market Conditions
NOI Build-Up for 2,800 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
$18.5K $6.60/SF
− Vacancy
−$1.3K −$0.45/SF
EGI
$17.2K $6.15/SF
− OpEx
−$6.0K −$2.15/SF
NOI
$11.2K $4.00/SF
Area
Franklin County, MO
Vacancy
6.80%
Lease Rate
$6.60 /SF/Yr
Expense Ratio
35.00%
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%
$223,900
Cap Rate 7%
$159,929
Cap Rate 9%
$124,389
Alternative Uses
Best Use
Industrial
$254.0K
$222.3K – $296.4K
NOI $17,782 @ 7.0% cap · market cap 11.11%
Second Best
Flex RnD
$159.9K
$139.9K – $186.6K
NOI $11,195 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$824.3K
$721.3K – $961.7K
NOI $57,703 @ 7.0% cap · market cap 36.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63069, MO
15,542
Population
6,498
Households
2.4
Avg Household Size
42
Median Age
30%
College-Educated
92%
High-School Grad
68.5 sq mi
ZIP Area
227
Density / Sq Mi
$74,063
Median Household Income
$45,380
Median Earnings
$913
Median Rent
$271,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Unrestricted acreage with a 40x70 concrete-floor shop and RV hookup, already set up with well and septic.
Where is this flex space located?
The property is located at 3177 Patrick Ln Pacific, MO.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: Unrestricted 2+/- acre property in Jefferson County, MO with a gated entrance off a secluded gravel road; 40x70 shop with concrete floors, oversized 16‑foot sliding doors, updated LED lighting, and a 200‑amp electric panel; Shop interior includes shelving and a wood stove for year‑round use
