Live-Work Property with
For Sale
$375,000
3245 Domain Street, Saint Charles, MO 63301
Two-level commercial and residential configuration with private entrances, HVAC, and a deck in New Town St. Charles.
Property Size2,076 SF
Days on Market128
Property Features for 3245 Domain Street
General Information
Standard status
Active
Size
2,076 SF
Property subtype
Commercial
Financials
Gross Income
$33,720
Average Monthly Rent
$1,850
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Floor
Ground
Taxes and HOA fees
Annual Taxes
$3,403
Building Details
Building Size
2,076 SF
Year Built
2006
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Gundaker
(314) 807-1696
Listed By:
Leslie Woods
(314) 807-1696
Source:
Century21laclede
Added: Apr 24
Changed: Aug 28
Last Checked: Aug 29 at 10:21AM
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 Coldwell Banker Realty - Gundaker
Investment Insights
Based on property information with market context.
Built in 2006, this live-work property at 3245 Domain Street combines commercial and residential components within one building. The ground-floor commercial area includes a half bath, HVAC, hot water heater, glass storefront, and a rear exit to a private driveway. A separate entrance serves the townhome-style residence above.
The residential portion occupies the second and third floors. Its second level provides an open living and kitchen arrangement, an additional half bath, and deck access from the eat-in kitchen. Upstairs are two bedrooms, two full bathrooms, and a laundry closet.
The property is situated in New Town St. Charles, with access to community pools, parks, lakes, canals, playgrounds, and shared gathering areas. Nearby destinations include restaurants, a wine bar, coffee shop, grocery store, ice cream shop, fitness center, and amphitheater.
The residential portion occupies the second and third floors. Its second level provides an open living and kitchen arrangement, an additional half bath, and deck access from the eat-in kitchen. Upstairs are two bedrooms, two full bathrooms, and a laundry closet.
The property is situated in New Town St. Charles, with access to community pools, parks, lakes, canals, playgrounds, and shared gathering areas. Nearby destinations include restaurants, a wine bar, coffee shop, grocery store, ice cream shop, fitness center, and amphitheater.
Key Highlights
- Ground‑floor commercial space with half bath, HVAC, hot water heater, glass storefront, and rear driveway access
- Townhome‑style residence spans the second and third floors with its own private entrance
- Residential layout includes 2 bedrooms, 2 full bathrooms, 2 half baths, and a laundry closet
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
$28,674
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
7.65%
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%
$573,480
$573.5K
Cap Rate 7%
$409,629
$409.6K
Cap Rate 9%
$318,600
$318.6K
Market Conditions
NOI Build-Up for 2,076 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
$47.1K $22.68/SF
− Vacancy
−$6.1K −$2.95/SF
EGI
$41.0K $19.73/SF
− OpEx
−$12.3K −$5.92/SF
NOI
$28.7K $13.81/SF
Area
St. Charles County, MO
Vacancy
13.00%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
30.00%
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%
$573,480
Cap Rate 7%
$409,629
Cap Rate 9%
$318,600
Alternative Uses
Best Use
Retail
$409.6K
$358.4K – $477.9K
NOI $28,674 @ 7.0% cap · market cap 7.65%
Second Best
Office B
$367.8K
$321.8K – $429.1K
NOI $25,743 @ 7.0% cap · market cap 6.86%
Theoretical Best
Warehouse
$549.4K
$480.8K – $641.0K
NOI $38,460 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 63301, MO
50,890
Population
22,687
Households
2.2
Avg Household Size
39
Median Age
39%
College-Educated
94%
High-School Grad
84.3 sq mi
ZIP Area
604
Density / Sq Mi
$83,551
Median Household Income
$46,433
Median Earnings
$1,093
Median Rent
$249,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Two-level commercial and residential configuration with private entrances, HVAC, and a deck in New Town St. Charles.
Where is this live-work space located?
The property is located at 3245 Domain Street Saint Charles, MO.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Ground‑floor commercial space with half bath, HVAC, hot water heater, glass storefront, and rear driveway access; Townhome‑style residence spans the second and third floors with its own private entrance; Residential layout includes 2 bedrooms, 2 full bathrooms, 2 half baths, and a laundry closet
