Historic Mixed-Use
For Sale
$950,000
334 N Main Street, Saint Charles, MO 63301
Commercial Sale, St Charles, MO
Property Size8,562 SF
Lot Size0.09 Acres
Price / SF$110.96
Days on Market28
Property Features for 334 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Park Chas South 04
Directions
GPS
Standard status
Active
APN
6-009D-B009-00-0003.0000000
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10873
Amenities
private offices
restroom
locker rooms
showers
Building Details
Year built
1835
Floors in Building
2
Building materials
Brick
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Ben Cherry · License #2006018085
(314) 647-6611
Added: Jul 29
Changed: Aug 24
Last Checked: Aug 25 at 9:06AM
MLS# 26048619
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 1835, this brick mixed-use property at 334 N Main Street contains approximately 5,712 square feet over two primary floors, plus an approximately 2,850-square-foot lower level on a 0.093-acre parcel. The upper floor is configured for Airbnb and shorter-term apartment use. At street level, approximately 2,862 square feet is arranged as an open fitness space with a 90-foot-deep floor plate, two private offices, and a restroom. Lower-level locker rooms and showers support the gym layout.
The property carries General Commercial (AB2) zoning, which supports retail, service, fitness, hospitality, and residential uses. Direct N Main Street frontage places the building within downtown St. Charles, while the adjacent Riverside Drive corridor reports 77,283 vehicles per day. The location also has a Walk Score of 79 and sits near boutiques, restaurants, wineries, entertainment venues, Mov on Main, Climb So iLL at the Steel Shop, and SSM Health St. Joseph Hospital.
The property carries General Commercial (AB2) zoning, which supports retail, service, fitness, hospitality, and residential uses. Direct N Main Street frontage places the building within downtown St. Charles, while the adjacent Riverside Drive corridor reports 77,283 vehicles per day. The location also has a Walk Score of 79 and sits near boutiques, restaurants, wineries, entertainment venues, Mov on Main, Climb So iLL at the Steel Shop, and SSM Health St. Joseph Hospital.
Key Highlights
- Approximately 5,712 SF building plus an approximately 2,850‑square‑foot lower level
- Upper floor configured for Airbnb and shorter‑term apartment units
- Approximately 2,862 SF first‑floor fitness space with a 90‑foot‑deep open floor plate
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
$85,894
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
9.04%
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%
$1,717,880
$1.7M
Cap Rate 7%
$1,227,057
$1.2M
Cap Rate 9%
$954,378
$954.4K
Market Conditions
NOI Build-Up for 8,562 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
$164.4K $19.20/SF
− Vacancy
−$8.2K −$0.96/SF
EGI
$156.2K $18.24/SF
− OpEx
−$70.3K −$8.21/SF
NOI
$85.9K $10.03/SF
Area
St. Charles County, MO
Vacancy
5.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,717,880
Cap Rate 7%
$1,227,057
Cap Rate 9%
$954,378
Alternative Uses
Best Use
Mixed Use
$1.51M
$1.32M – $1.76M
NOI $105,589 @ 7.0% cap · market cap 11.11%
Second Best
Apartment 5plus
$1.23M
$1.07M – $1.43M
NOI $85,894 @ 7.0% cap · market cap 9.04%
Theoretical Best
Warehouse
$2.27M
$1.98M – $2.64M
NOI $158,621 @ 7.0% cap · market cap 16.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
77,283 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,553
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 Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick commercial property combines short-term apartment units with a ready-to-use fitness facility and lower-level locker rooms.
Where is this mixed-use property located?
The property is located at 334 N Main Street Saint Charles, MO.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Approximately 5,712 SF building plus an approximately 2,850‑square‑foot lower level; Upper floor configured for Airbnb and shorter‑term apartment units; Approximately 2,862 SF first‑floor fitness space with a 90‑foot‑deep open floor plate
