Fully Renovated Creative Office
For Sale
$525,000
3353 Roger Place St, Louis, MO 63116
LAND - St Louis, MO
Property Size3,338 SF
Lot Size0.17 Acres
Price / SF$157.28
Days on Market179
Property Features for 3353 Roger Place St
General Information
Property type
Land
Property subtype
Other
Parking features
Parking Lot, Open
Subdivision
Russell Add 02
Directions
GPS
Standard status
Active
APN
4141-00-0220-0
Size
3,338 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4925
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1937
Floors in Building
1
Building materials
Brick
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Caleb Anthonis · License #2021000758
(314) 647-6611
Added: Feb 19
Changed: Aug 3
Last Checked: Aug 17 at 11:06AM
MLS# 25014943
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.
Located at 3353 Roger Place in St. Louis (63116), this single-story creative office building was originally built in 1937 and fully renovated with updates completed in 2023. The property offers a 3,338 SF footprint constructed with brick, served by forced-air heating and electric central air. Parking is available on-site via an open parking lot.
The Neighborhood Commercial-F zoning supports a variety of uses, including offices, creative studios, and boutique retail. The site includes 0.1717 acres and features 125 feet of frontage, with visibility reported at 21,513 vehicles per day. Utilities include public water and public sewer, supporting straightforward owner-user or business occupancy.
The Neighborhood Commercial-F zoning supports a variety of uses, including offices, creative studios, and boutique retail. The site includes 0.1717 acres and features 125 feet of frontage, with visibility reported at 21,513 vehicles per day. Utilities include public water and public sewer, supporting straightforward owner-user or business occupancy.
Key Highlights
- 3,338 SF single‑story creative office building built in 1937
- Fully renovated with updates completed in 2023
- Neighborhood Commercial‑F zoning for offices, creative studios, or boutique retail
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
$40,735
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
7.76%
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%
$814,700
$814.7K
Cap Rate 7%
$581,929
$581.9K
Cap Rate 9%
$452,611
$452.6K
Market Conditions
NOI Build-Up for 3,338 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
$74.5K $22.32/SF
− Vacancy
−$20.2K −$6.05/SF
EGI
$54.3K $16.27/SF
− OpEx
−$13.6K −$4.07/SF
NOI
$40.7K $12.20/SF
Area
St. Louis County, MO
Vacancy
27.10%
Lease Rate
$22.32 /SF/Yr
Expense Ratio
25.00%
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%
$814,700
Cap Rate 7%
$581,929
Cap Rate 9%
$452,611
Alternative Uses
Best Use
Office B
$581.9K
$509.2K – $678.9K
NOI $40,735 @ 7.0% cap · market cap 7.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$716.4K
$626.9K – $835.8K
NOI $50,148 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21,513 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
966
Businesses Nearby
Explore this area
Business Placement
Demographics for 63116, MO
41,959
Population
22,394
Households
1.9
Avg Household Size
37
Median Age
37%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
7,770
Density / Sq Mi
$60,193
Median Household Income
$42,012
Median Earnings
$946
Median Rent
$161,100
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?
Creative space - Fully renovated creative office with Neighborhood Commercial-F zoning, public water and public sewer, and central air.
Where is this creative space located?
The property is located at 3353 Roger Place 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: 3,338 SF single‑story creative office building built in 1937; Fully renovated with updates completed in 2023; Neighborhood Commercial‑F zoning for offices, creative studios, or boutique retail
