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    Mixed-Use Building Near Cave Springs Title is generated by Realmo AI

    3960 Mexico Road, St Peters, MO 63376

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    7890 SF mixed-use building on 1.73 acres for sale.

    Type:Retail, Office, Mixed Use
    Property size:
    7,890 SF
    Lot size:
    1.73 Acres
    Price / SF:
    $95/SF
    Added:
    May 20, 2026
    Days on Market:
    9
    Last Refresh:
    May 21 at 7:29 am

    Property Features for 3960 Mexico Road

    General Information

    Standard status
    Active
    Size
    7,890 SF
    Lot size
    1.73 Acres
    Property subtype
    Retail, Office, Mixed Use

    Building Details

    Year Built
    1977

    We can help!

    Listing Contact
    Kory McCullough
    Kory McCullough

    Listing agent Kory McCullough License #2005010584

    Listing office RE/MAX Platinum

    Listing date May 20, 2026

    Source Crexi

    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 RE/MAX Platinum

    HighLights

    • High‑traffic location with excellent visibility on Mexico Road near Cave Springs exit.
    • Large 7890 sq ft full brick building on 1.73 acres with 3 distinct rental units that can be combined.
    • Ample parking with over 40 spots across 3 separate parking areas.
    • Newer roof installed.
    • Currently configured with a hair salon, general office space, and lower walkout office space, offering diverse usage options.
    • Unique history: Formerly St. Peters City Hall.

    Overview

    This full brick building, approximately 7890 square feet in size, is situated on 1.73 acres near Cave Springs Road on Mexico Road. The property benefits from high traffic and good visibility. Currently, the building is divided into three distinct rental units, which can be combined if desired. The front part of the building is currently used as a hair salon. The rear part of the building is general office space with one office and two bathrooms. The lower walkout space is also general office space, featuring three or more offices, a bathroom, and a storage area. The property includes three large and separate parking areas, providing over 40 parking spots overall. A newer roof has been installed. The location is off Mexico Road and Venture Road, near the Cave Springs Exit next to St. Johns Bank. The property has three addresses: 3960, 3962, and 3964 Mexico Road, St Peters, MO. The building was formerly St. Peters City Hall. The property is located in the city, on a corner, and experiences high traffic.
    Location Intelligence

    Current Use by Public Records

    Bliss Day Spa ... Alternative Medicine Practice Laser Hair Removal-The ... Hair Salon

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    St Peters
    County
    St. Charles
    State
    Missouri
    Longitude
    -90.570835
    Latitude
    38.791159

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    FAQs

    What type of property is this?
    Mixed-use property - 7890 SF mixed-use building on 1.73 acres for sale.
    Where is this mixed-use property located?
    The property is located at 3960 Mexico Road St Peters, MO.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: High‑traffic location with excellent visibility on Mexico Road near Cave Springs exit.; Large 7890 sq ft full brick building on 1.73 acres with 3 distinct rental units that can be combined.; Ample parking with over 40 spots across 3 separate parking areas.
    (636) 578-6429 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Kory McCullough
    Kory McCullough
    Real Estate License ID: 2005010584
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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