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    Downtown St. Louis Mixed-Use Building Title is generated by Realmo AI

    318 N 8th St St., Louis, MO 63101

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    Rehabbed mixed-use building with restaurant and office space for sale.

    Type:Mixed Use, Office, Retail
    Property size:
    4,428 SF
    Price / SF:
    $157/SF
    Added:
    Aug 7, 2023
    Days on Market:
    1034
    Last Refresh:
    May 13 at 1:11 am

    Property Features for 318 N 8th St St.

    General Information

    Standard status
    Active
    Size
    4,428 SF
    Property subtype
    Mixed Use, Office, Retail

    Building Details

    Year Built
    1893

    We can help!

    Listing Contact
    Bryan King

    Listing agent Bryan King License #MO 2008036027

    Listing office King Realty Advisors

    Listing date Aug 7, 2023

    Source Crexi

    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 King Realty Advisors

    HighLights

    • Prime Downtown St. Louis location at the corner of 8th and Locust.
    • Gut rehabbed building with new systems throughout.
    • Stabilized restauranteur occupies the first floor with 9+ years of lease term remaining.
    • Second floor (approx. 2,214 SQ FT) is ideal for owner/user or can be leased back.
    • New EPDM roof installed in February 2023.
    • Each floor features large windows, two restrooms, and private entries.

    Overview

    Located on the corner of 8th and Locust in Downtown St. Louis, this building has been gut rehabbed. It presents an opportunity for an owner/user to occupy the second floor, with a stabilized restaurant occupying the first floor. Each floor is approximately 2,214 square feet and features large windows, two restrooms, and private entries. The building has new systems throughout. A new EPDM roof was installed in February 2023. The first-floor restaurant lease has more than 9 years of lease term remaining. The second-floor office can be vacated upon close or leased back. The property size is 4,428 square feet.

    Local Financial Insights For Mixed Use

    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 $100.2k $22.62
    − Vacancy −$13.0k −$2.94
    EGI $87.1k $19.68
    − OpEx −$32.7k −$7.38
    NOI $54.5k $12.30
    4,428 SF · lease $22.62/SF/yr · vacancy 13.00% · expense 37.50%

    Alternative Uses

    Best Use
    Mixed Use
    $778.0K
    $680.8K – $907.7K (±1% cap)
    NOI $54,463 @ 7.0% cap · market cap 7.79%
    Second Best
    Office B
    $772.0K
    $675.5K – $900.6K (±1% cap)
    NOI $54,037 @ 7.0% cap · market cap 7.73%
    Theoretical Best
    Office A
    $950.3K
    $831.5K – $1.11M (±1% cap)
    NOI $66,523 @ 7.0% cap · market cap 9.52%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    King Realty Advisors Real Estate Agency BLDG BLOX USA ... Construction Company Gary Dedeke Inc Architect

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Louis
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.192249
    Latitude
    38.62866

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    FAQs

    What type of property is this?
    Mixed-use property - Rehabbed mixed-use building with restaurant and office space for sale.
    Where is this mixed-use property located?
    The property is located at 318 N 8th St St. Louis, MO.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Prime Downtown St. Louis location at the corner of 8th and Locust.; Gut rehabbed building with new systems throughout.; Stabilized restauranteur occupies the first floor with 9+ years of lease term remaining.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Bryan King
    Real Estate License ID: MO 2008036027
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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.

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