Branded Gas Station with Service
For Sale
$725,000
Pending
3949 Veterans Memorial Parkway, St Peters, MO 63376
Commercial Sale, St Peters, MO
Property Size1,596 SF
Lot Size0.52 Acres
Days on Market35
Property Features for 3949 Veterans Memorial Parkway
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Brookmount Estate 12
Directions
GPS friendly.
Standard status
Pending
APN
6-0016-0979-00-0019.3000000
Size
1,596 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
9562
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
lobby
Building Details
Year built
1970
Floors in Building
1
Building materials
Brick, Concrete, Block, Glass
Roof type
Flat
Additional Structures
Storage
Listing Agency:
Exit Elite Realty · EXIT Realty
(636) 464-3222
Listed By:
Bill Holloway · License #2008015829
(636) 464-3222
Added: Jul 22
Changed: Aug 24
Last Checked: Aug 25 at 7:06AM
MLS# 24009978
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 branded Conoco gas station occupies a 1,596-square-foot building on 0.52 acres. The property includes a customer lobby for snacks and drinks, fuel pumps, underground storage tanks, three garage bays, and equipment that remains with the sale. Brick, concrete, block, and glass construction are complemented by a flat roof, forced-air heating, and natural gas service.
The site is positioned near Cave Springs and Hwy 70 in St. Peters, with the source information identifying a corner setting and high-traffic highway or interstate frontage. Public water and public sewer serve the property, and water is available. Built in 1970, the facility combines fueling, convenience retail, and garage space within one commercial property.
The site is positioned near Cave Springs and Hwy 70 in St. Peters, with the source information identifying a corner setting and high-traffic highway or interstate frontage. Public water and public sewer serve the property, and water is available. Built in 1970, the facility combines fueling, convenience retail, and garage space within one commercial property.
Key Highlights
- Branded Conoco gas station on 0.52 acres
- 1,596‑square‑foot building constructed in 1970
- Three garage bays with some equipment included
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
$29,081
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
4.01%
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%
$581,620
$581.6K
Cap Rate 7%
$415,443
$415.4K
Cap Rate 9%
$323,122
$323.1K
Market Conditions
NOI Build-Up for 1,596 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
$40.6K $25.44/SF
− Vacancy
−$1.8K −$1.14/SF
EGI
$38.8K $24.30/SF
− OpEx
−$9.7K −$6.07/SF
NOI
$29.1K $18.22/SF
Area
St. Charles County, MO
Vacancy
4.50%
Lease Rate
$25.44 /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%
$581,620
Cap Rate 7%
$415,443
Cap Rate 9%
$323,122
Alternative Uses
Best Use
Specialty Retail
$415.4K
$363.5K – $484.7K
NOI $29,081 @ 7.0% cap · market cap 4.01%
Second Best
Industrial
$347.9K
$304.4K – $405.8K
NOI $24,350 @ 7.0% cap · market cap 3.36%
Theoretical Best
Warehouse
$422.4K
$369.6K – $492.8K
NOI $29,568 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
972
Businesses Nearby
386k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 34%
Dining 34%
Home Improvements & Furnishings 13%
Apparel 12%
QuikTrip
Shops & Services
65,260 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
42,862 visits/mo
0.5 miles
T.J. Maxx
Apparel
42,842 visits/mo
0.4 miles
Hobby Lobby
Shops & Services
37,526 visits/mo
0.1 miles
Culver's
Dining
29,577 visits/mo
0.4 miles
Demographics for 63376, MO
76,064
Population
30,718
Households
2.5
Avg Household Size
41
Median Age
39%
College-Educated
96%
High-School Grad
40.1 sq mi
ZIP Area
1,897
Density / Sq Mi
$94,921
Median Household Income
$49,754
Median Earnings
$1,319
Median Rent
$255,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Corner-site fueling property with a retail lobby, underground tanks, and three garage bays.
Where is this gas station located?
The property is located at 3949 Veterans Memorial Parkway St Peters, MO.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Branded Conoco gas station on 0.52 acres; 1,596‑square‑foot building constructed in 1970; Three garage bays with some equipment included
