Building Details

Building Size 1,309 SF

Year Built 2020

Buildings 2

Stories 1

Listing Agency: Realty Executives of St. Louis t***@realtyexecutives.com Show Phone

Listed By: Peggy Stewart · License #1999090426 Show Phone

Source: Century21laclede

Added: Jan 8 Changed: Aug 9 Last Checked: Aug 9 at 6:53AM

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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 Realty Executives of St. Louis

Investment Insights

Based on property information with market context.

This flex-space property includes a main building constructed in 2020, along with a detached three-car garage. The garage is insulated and has both heating and cooling, providing an additional enclosed area separate from the primary structure. The property also includes a septic system associated with the main building.

Set on approximately .85 acres at 419 Olive Street in Villa Ridge, Missouri, the property is presented for a range of potential applications, including food preparation, coffee roasting, studio work, office use, and other creative or service-oriented activities. Interior walls and residential upgrades may be added to shape the space for a selected use.

Key Highlights

• 2020 construction year for the main building
• Approximately .85 +/- acres
• Detached 3‑car garage

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

$17,643

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

5.04%

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%

$352,860 $352.9K

Cap Rate 7%

$252,043 $252.0K

Cap Rate 9%

$196,033 $196.0K

Market Conditions

NOI Build-Up for 1,309 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

$30.2K $23.04/SF

− Vacancy

−$6.6K −$5.07/SF

EGI

$23.5K $17.97/SF

− OpEx

−$5.9K −$4.49/SF

NOI

$17.6K $13.48/SF

Area

Franklin County, MO

Vacancy

22.00%

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%

$352,860

Cap Rate 7%

$252,043

Cap Rate 9%

$196,033

Alternative Uses

Best Use

Office B

$252.0K

$220.5K – $294.1K (±1% cap)

NOI $17,643 @ 7.0% cap · market cap 5.04%

Second Best

Specialty Retail

$203.2K

$177.8K – $237.0K (±1% cap)

NOI $14,221 @ 7.0% cap · market cap 4.06%

Theoretical Best

Office A

$385.4K

$337.2K – $449.6K (±1% cap)

NOI $26,976 @ 7.0% cap · market cap 7.71%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Stacked Coffee Cafe & Coffee Shop Stacked Coffeehouse Cafe & Coffee Shop

Suggested Use

Top Pick Real Estate Agency Building Supply Auto Repair Shop Storage Facility Catering Service Plumbing Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

28

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 63089, MO

5,791

Population

2,354

Households

2.5

Avg Household Size

44

Median Age

17%

College-Educated

93%

High-School Grad

37.0 sq mi

ZIP Area

157

Density / Sq Mi

$70,981

Median Household Income

$40,862

Median Earnings

$1,060

Median Rent

$211,400

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this flex space located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Lightly Smoked, LLC — 290 Bridgewater Hill Dr, Villa Ridge, MO 63089

Frequently Asked Questions

What type of property is this?

Flex space - Adaptable flex space with a detached garage and a recently built main structure on approximately .85 acres.

Where is this flex space located?

The property is located at 419 Olive Street Villa Ridge, MO.

What is the asking price?

The asking price for this property is $350,000.

What are key features of this property?

This property features: 2020 construction year for the main building; Approximately .85 +/- acres; Detached 3‑car garage