Renovated Retail-Office
For Sale
$1,349,000
3838 Jeffco Blvd, Arnold, MO 63010
Completely renovated commercial retail and office space with new ADA bathrooms and concrete ramps.
Property Size9,462 SF
Price / SF$142.57
Days on Market52
Property Features for 3838 Jeffco Blvd
General Information
Standard status
Active
Size
9,462 SF
Property subtype
Commercial
Amenities
New ADA Bathrooms
New Concrete ADA Ramps
Renovated Units Throughout
Building Details
Year Built
1980
Listing Agency:
One West Associates, Inc
Listed By:
Tim Estepp ()
Source:
Davisrealtor
Added: Jul 24
Changed: Sep 8
Last Checked: Sep 12 at 9:43AM
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 One West Associates, Inc
Investment Insights
Based on property information with market context.
This property offers 9,462 square feet of rentable space for commercial retail and office use. The owners have completed a full renovation, including new ADA bathrooms, new concrete ADA ramps, and renovated units throughout.
The property is located off Richardson Rd in the Arnold, MO market.
The building is presented as a retail/office combination with renovated interiors and ADA accessibility improvements designed to support ongoing tenant use.
The property is located off Richardson Rd in the Arnold, MO market.
The building is presented as a retail/office combination with renovated interiors and ADA accessibility improvements designed to support ongoing tenant use.
Key Highlights
- 9,462 SF rentable commercial retail/office space
- Completely renovated by the current owners
- New ADA 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
$119,194
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
8.84%
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%
$2,383,880
$2.4M
Cap Rate 7%
$1,702,771
$1.7M
Cap Rate 9%
$1,324,378
$1.3M
Market Conditions
NOI Build-Up for 9,462 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
$218.0K $23.04/SF
− Vacancy
−$59.1K −$6.24/SF
EGI
$158.9K $16.80/SF
− OpEx
−$39.7K −$4.20/SF
NOI
$119.2K $12.60/SF
Area
Jefferson County, MO
Vacancy
27.10%
Lease Rate
$23.04 /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%
$2,383,880
Cap Rate 7%
$1,702,771
Cap Rate 9%
$1,324,378
Alternative Uses
Best Use
Retail
$2.16M
$1.89M – $2.52M
NOI $151,130 @ 7.0% cap · market cap 11.20%
Second Best
Office B
$1.70M
$1.49M – $1.99M
NOI $119,194 @ 7.0% cap · market cap 8.84%
Theoretical Best
Specialty Retail
$28.10M
$24.59M – $32.78M
NOI $1,967,085 @ 7.0% cap · market cap 145.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
616
Businesses Nearby
Explore this area
Business Placement
Demographics for 63010, MO
35,027
Population
14,854
Households
2.4
Avg Household Size
41
Median Age
23%
College-Educated
91%
High-School Grad
21.6 sq mi
ZIP Area
1,622
Density / Sq Mi
$76,839
Median Household Income
$42,798
Median Earnings
$1,074
Median Rent
$214,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Strip mall - Completely renovated commercial retail and office space with new ADA bathrooms and concrete ramps.
Where is this strip mall located?
The property is located at 3838 Jeffco Blvd Arnold, MO.
What is the asking price?
The asking price for this property is $1,349,000.
What are key features of this property?
This property features: 9,462 SF rentable commercial retail/office space; Completely renovated by the current owners; New ADA bathrooms
