Retail Space with On-Site
For Sale
$649,000
8205 Gravois Road St, Louis, MO 63123
COMMERCIAL - St Louis, MO
Property Size3,200 SF
Lot Size0.66 Acres
Price / SF$202.81
Days on Market252
Property Features for 8205 Gravois Road St
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Open, Parking Lot
Subdivision
Ludewig Lt Pts 12 & 13 Bdy Adj
Standard status
Active
APN
25H-42-0773
Size
3,200 SF
Lot size
0.66 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
LUDEWIG LOT PTS 12 & 13 BDY ADJ PARCEL A 11 16 90
Tax Annual Amount
16670
Legal Description
LUDEWIG LOT PTS 12 & 13 BDY ADJ PARCEL A 11 16 90
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Amenities
LED lighting
security cameras
Building Details
Year built
1990
Floors in Building
1
Building materials
Concrete, Block
Roof type
Flat
Listing Agency:
LuxREco
(314) 892-5200
Listed By:
Gregory Hayden · License #1999021961
(314) 892-5200
Added: Dec 8, 2025
Changed: Aug 4
Last Checked: Aug 17 at 3:06PM
MLS# 24050805
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.
Located at 8205 Gravois Road in St. Louis (63123), this 3,200 square foot retail building is currently set up for everyday sales and operations. The space includes a sales floor, office, restroom, and storage room, with forced-air heating and electric central air conditioning. Construction materials include concrete and block, and the building has a flat roof. The property is served by public water and public sewer.
Zoned C2, the building offers ample on-site parking for 40 cars and is positioned on the high-traffic corridor of Gravois. Updates include new LED lighting and security cameras throughout. The roof is reported as ten years old, and the HVAC is reported as 16 years old.
The seller also notes the property is available in connection with nearby adjacent parcels to support a continuous redevelopment site at the signalized intersection of Gravois and Heege.
Zoned C2, the building offers ample on-site parking for 40 cars and is positioned on the high-traffic corridor of Gravois. Updates include new LED lighting and security cameras throughout. The roof is reported as ten years old, and the HVAC is reported as 16 years old.
The seller also notes the property is available in connection with nearby adjacent parcels to support a continuous redevelopment site at the signalized intersection of Gravois and Heege.
Key Highlights
- 3,200 SF retail building with sales floor, office, restroom, and storage
- Zoned C2 for a wide range of commercial users
- Parking lot with open parking for 40 cars
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
$43,047
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
6.63%
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%
$860,940
$860.9K
Cap Rate 7%
$614,957
$615.0K
Cap Rate 9%
$478,300
$478.3K
Market Conditions
NOI Build-Up for 3,200 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
$71.4K $22.32/SF
− Vacancy
−$9.9K −$3.10/SF
EGI
$61.5K $19.22/SF
− OpEx
−$18.4K −$5.77/SF
NOI
$43.0K $13.45/SF
Area
St. Louis County, MO
Vacancy
13.90%
Lease Rate
$22.32 /SF/Yr
Expense Ratio
30.00%
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%
$860,940
Cap Rate 7%
$614,957
Cap Rate 9%
$478,300
Alternative Uses
Best Use
Retail
$615.0K
$538.1K – $717.5K
NOI $43,047 @ 7.0% cap · market cap 6.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$686.8K
$600.9K – $801.2K
NOI $48,074 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
5k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Commerce Bank
Shops & Services
4,665 visits/mo
0.3 miles
Demographics for 63123, MO
50,989
Population
23,208
Households
2.2
Avg Household Size
41
Median Age
36%
College-Educated
92%
High-School Grad
12.5 sq mi
ZIP Area
4,079
Density / Sq Mi
$74,187
Median Household Income
$43,458
Median Earnings
$987
Median Rent
$205,300
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?
Retail space - Retail building zoned C2 with LED lighting and security cameras, plus updated roof and HVAC.
Where is this retail space located?
The property is located at 8205 Gravois Road St Louis, MO.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 3,200 SF retail building with sales floor, office, restroom, and storage; Zoned C2 for a wide range of commercial users; Parking lot with open parking for 40 cars
