Historic Mixed-Use
For Sale
$2,500,000
700 Howdershell Road, Florissant, MO 63031
Commercial Sale, Florissant, MO
Property Size10,608 SF
Lot Size22.17 Acres
Price / SF$235.67
Days on Market299
Property Features for 700 Howdershell Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Driveway, Parking Lot, Open
Subdivision
St Stanislaus Seminary
Directions
GPS Friendly
Standard status
Active
APN
07L-32-0511
Size
10,608 SF
Lot size
22.17 Acres
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1930
Floors in Building
3
Building materials
Brick, Concrete, Block, Stone
Listing Agency:
Berkshire Hathaway HomeServices Select Properties
(636) 720-1100
Listed By:
Ashley Brickle · License #2016016892
(314) 835-6000
Added: Oct 31, 2025
Changed: Aug 24
Last Checked: Aug 25 at 6:06AM
MLS# 23064023
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 mixed-use property comprises a 22.17-acre campus with 10,608 square feet across five buildings. Constructed in 1930, the improvements feature brick, concrete, block, and stone construction. Existing building systems include forced-air heating, central air, and electric cooling.
The site includes driveway, parking lot, and open parking areas. Public water and public sewer serve the property, with water available as a listed utility. The campus combines substantial land area with existing buildings and established site infrastructure for a range of future commercial or mixed-use planning concepts.
The site includes driveway, parking lot, and open parking areas. Public water and public sewer serve the property, with water available as a listed utility. The campus combines substantial land area with existing buildings and established site infrastructure for a range of future commercial or mixed-use planning concepts.
Key Highlights
- 22.17‑acre mixed‑use campus with 10,608 square feet of improvements
- Five buildings constructed in 1930
- Brick, concrete, block, and stone construction materials
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
$130,474
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
5.22%
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%
$2,609,480
$2.6M
Cap Rate 7%
$1,863,914
$1.9M
Cap Rate 9%
$1,449,711
$1.4M
Market Conditions
NOI Build-Up for 10,608 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
$240.0K $22.62/SF
− Vacancy
−$31.2K −$2.94/SF
EGI
$208.8K $19.68/SF
− OpEx
−$78.3K −$7.38/SF
NOI
$130.5K $12.30/SF
Area
St. Louis County, MO
Vacancy
13.00%
Lease Rate
$22.62 /SF/Yr
Expense Ratio
37.50%
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%
$2,609,480
Cap Rate 7%
$1,863,914
Cap Rate 9%
$1,449,711
Alternative Uses
Best Use
Mixed Use
$1.86M
$1.63M – $2.17M
NOI $130,474 @ 7.0% cap · market cap 5.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,366 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
Explore this area
Business Placement
Demographics for 63031, MO
47,609
Population
21,159
Households
2.3
Avg Household Size
38
Median Age
28%
College-Educated
92%
High-School Grad
15.1 sq mi
ZIP Area
3,153
Density / Sq Mi
$71,783
Median Household Income
$42,920
Median Earnings
$1,351
Median Rent
$144,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - The campus includes multiple buildings with public water and sewer service.
Where is this mixed-use property located?
The property is located at 700 Howdershell Road Florissant, MO.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 22.17‑acre mixed‑use campus with 10,608 square feet of improvements; Five buildings constructed in 1930; Brick, concrete, block, and stone construction materials
