Highway 70 Commercial
For Sale
Contact for pricing
7455 Veterans Memorial Pkwy, St Peters, MO 63376
Strategically located property with high visibility and modern facilities.
Property Size5,347 SF
Price / SF$149.43
Days on Market865
Property Features for 7455 Veterans Memorial Pkwy
General Information
Standard status
Active
Size
5,347 SF
Property subtype
Retail, Office, Industrial
Zoning
C-Improved Commercial
Investment Type
Owner/User
Building Details
Year Built
1986
Listing Agency:
Mckelvey Properties
Listed By:
Kim Richter · License #MO 2002027820
Source:
Crexi
Added: Mar 30, 2024
Changed: Aug 8
Last Checked: Aug 10 at 11:52AM
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 Mckelvey Properties
Investment Insights
Based on property information with market context.
This commercial property is strategically located along Highway 70, offering high visibility and attracting significant traffic. The property features modern facilities and ample parking, providing a convenient location for customers and employees. The current build-out offers versatility, making the space adaptable for different commercial purposes. With a size of 5347 square feet, this property is suitable for various business needs and represents a valuable investment.
Key Highlights
- Prime commercial property
- High visibility location on Highway 70 attracts significant traffic.
- Modern facilities.
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
$66,304
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
8.30%
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%
$1,326,080
$1.3M
Cap Rate 7%
$947,200
$947.2K
Cap Rate 9%
$736,711
$736.7K
Market Conditions
NOI Build-Up for 5,347 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
$121.3K $22.68/SF
− Vacancy
−$32.9K −$6.15/SF
EGI
$88.4K $16.53/SF
− OpEx
−$22.1K −$4.13/SF
NOI
$66.3K $12.40/SF
Area
St. Charles County, MO
Vacancy
27.10%
Lease Rate
$22.68 /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%
$1,326,080
Cap Rate 7%
$947,200
Cap Rate 9%
$736,711
Alternative Uses
Best Use
Industrial
$1.17M
$1.02M – $1.36M
NOI $81,578 @ 7.0% cap · market cap 10.21%
Second Best
Retail
$1.06M
$923.2K – $1.23M
NOI $73,853 @ 7.0% cap · market cap 9.24%
Theoretical Best
Warehouse
$1.42M
$1.24M – $1.65M
NOI $99,059 @ 7.0% cap · market cap 12.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
906
Businesses Nearby
Explore this area
Business Placement
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 Office in Midwest region
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 - Strategically located property with high visibility and modern facilities.
Where is this mixed-use property located?
The property is located at 7455 Veterans Memorial Pkwy St Peters, MO.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Prime commercial property; High visibility location on Highway 70 attracts significant traffic.; Modern facilities.
