Adaptable Flex
For Sale
Under Contract
$590,000
3483 High Ridge Boulevard, High Ridge, MO 63049
Commercial Sale, High Ridge, MO
Property Size12,000 SF
Lot Size8.00 Acres
Price / SF$49.17
Days on Market29
Property Features for 3483 High Ridge Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Open, Parking Lot
Fencing
Chain Link, Gate
Subdivision
392 - Northwest
Standard status
Active Under Contract
APN
03-6.0-23.0-3-001-020.02
Lot size
8.00 Acres
Taxes and HOA fees
Tax Description
PT N1/2 SW1/4
Legal Description
PT N1/2 SW1/4
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Attic Fan, Central Air, Gas (Cooling)
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Building materials
Concrete, Block, Metal Siding
Roof type
Shingle, Asphalt
Listing Agency:
Strait Realty
(314) 441-4444
Listed By:
Ann Campbell · License #2014010921
(314) 757-2255
Added: Jul 29
Changed: Aug 24
Last Checked: Aug 26 at 2:06AM
MLS# 24025244
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.
This flex property includes a 12,000-square-foot building on 8 acres, with open-plan areas across both levels and multiple bathrooms. The walkout lower level contains a full kitchen, while the interior also provides numerous rooms suitable for offices, classrooms, or studios. Construction includes concrete, block, and metal siding, with forced-air and natural-gas heating, central air, and four HVAC systems.
Recent improvements include a new roof completed in 2022, a new asphalt parking lot added in 2021, and electrical upgrades. The site also includes a 12' x 16' storage building, a three-vehicle carport, open parking, chain-link fencing with a gate, public water, and septic service. Commercial/light industrial or residential use is supported by the stated zoning.
Recent improvements include a new roof completed in 2022, a new asphalt parking lot added in 2021, and electrical upgrades. The site also includes a 12' x 16' storage building, a three-vehicle carport, open parking, chain-link fencing with a gate, public water, and septic service. Commercial/light industrial or residential use is supported by the stated zoning.
Key Highlights
- 12,000‑square‑foot building situated on 8 acres
- Commercial/Light Industrial or Residential zoning
- Open floor plan on both levels with multiple bathrooms
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
$51,820
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
8.78%
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%
$1,036,400
$1.0M
Cap Rate 7%
$740,286
$740.3K
Cap Rate 9%
$575,778
$575.8K
Market Conditions
NOI Build-Up for 12,000 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
$74.4K $6.20/SF
− Vacancy
−$372 −$0.03/SF
EGI
$74.0K $6.17/SF
− OpEx
−$22.2K −$1.85/SF
NOI
$51.8K $4.32/SF
Area
Jefferson County, MO
Vacancy
0.50%
Lease Rate
$6.20 /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%
$1,036,400
Cap Rate 7%
$740,286
Cap Rate 9%
$575,778
Alternative Uses
Best Use
Industrial
$740.3K
$647.8K – $863.7K
NOI $51,820 @ 7.0% cap · market cap 8.78%
Second Best
Flex RnD
$691.8K
$605.4K – $807.2K
NOI $48,429 @ 7.0% cap · market cap 8.21%
Theoretical Best
Specialty Retail
$35.64M
$31.18M – $41.58M
NOI $2,494,718 @ 7.0% cap · market cap 422.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 63049, MO
16,929
Population
7,006
Households
2.4
Avg Household Size
41
Median Age
28%
College-Educated
93%
High-School Grad
24.9 sq mi
ZIP Area
680
Density / Sq Mi
$90,234
Median Household Income
$44,354
Median Earnings
$926
Median Rent
$209,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial/light industrial property with open-plan areas, multiple bathrooms, and a walkout lower level with kitchen facilities.
Where is this flex space located?
The property is located at 3483 High Ridge Boulevard High Ridge, MO.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: 12,000‑square‑foot building situated on 8 acres; Commercial/Light Industrial or Residential zoning; Open floor plan on both levels with multiple bathrooms
