First-Floor Retail Condo
For Sale
Contact for pricing
8260 Forsyth Blvd, Saint Louis, MO 63105
Exclusive first-floor retail suite in a high-end condo development with guest valet parking and 24-hour security.
Property Size1,210 SF
Price / SF$268.60
Days on Market284
Property Features for 8260 Forsyth Blvd
General Information
Standard status
Active
Size
1,210 SF
Property subtype
RETAIL
Amenities
Guest Valet Parking
24-Hour Security
Listing Agency:
Gershman Commercial Real Estate
(314) 862-9400
Listed By:
James M Loft
(314) 322-3453
Source:
Moodyscre
Added: Dec 4, 2025
Changed: Sep 6
Last Checked: Sep 13 at 10:44AM
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 Gershman Commercial Real Estate
Investment Insights
Based on property information with market context.
This exclusive first-floor commercial suite is located within a high-end condo development and offers an owner-user or lease opportunity. The building includes guest valet parking and 24-hour security, supporting a controlled, serviced environment for day-to-day operations.
The property is situated near numerous restaurants, shops, and corporations, and features building signage visible from Forsyth Blvd. The suite is positioned for commercial visibility from the main roadway.
The offering is for a 1st floor retail space within the condo development, supported by on-site security and guest valet parking.
The property is situated near numerous restaurants, shops, and corporations, and features building signage visible from Forsyth Blvd. The suite is positioned for commercial visibility from the main roadway.
The offering is for a 1st floor retail space within the condo development, supported by on-site security and guest valet parking.
Key Highlights
- Exclusive first‑floor commercial suite within a high‑end condo development
- Guest valet parking available
- 24‑hour security
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
$16,277
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
5.01%
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%
$325,540
$325.5K
Cap Rate 7%
$232,529
$232.5K
Cap Rate 9%
$180,856
$180.9K
Market Conditions
NOI Build-Up for 1,210 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
$27.0K $22.32/SF
− Vacancy
−$3.8K −$3.10/SF
EGI
$23.3K $19.22/SF
− OpEx
−$7.0K −$5.77/SF
NOI
$16.3K $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%
$325,540
Cap Rate 7%
$232,529
Cap Rate 9%
$180,856
Alternative Uses
Best Use
Retail
$232.5K
$203.5K – $271.3K
NOI $16,277 @ 7.0% cap · market cap 5.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$259.7K
$227.2K – $303.0K
NOI $18,178 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,250
Businesses Nearby
97k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 38%
Hotels & Casinos 6%
Beauty & Spa 5%
The Original Pancake House
Dining
12,875 visits/mo
0.4 miles
MOD Pizza
Dining
10,266 visits/mo
0.5 miles
Starbucks
Dining
10,069 visits/mo
0.3 miles
Sushi Ai
Dining
7,492 visits/mo
0.3 miles
U.S. Bank
Shops & Services
7,097 visits/mo
0.3 miles
Demographics for 63105, MO
18,846
Population
7,231
Households
2.6
Avg Household Size
31
Median Age
85%
College-Educated
97%
High-School Grad
2.5 sq mi
ZIP Area
7,538
Density / Sq Mi
$119,446
Median Household Income
$49,228
Median Earnings
$1,520
Median Rent
$735,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Retail space - Exclusive first-floor retail suite in a high-end condo development with guest valet parking and 24-hour security.
Where is this retail space located?
The property is located at 8260 Forsyth Blvd Saint Louis, MO.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Exclusive first‑floor commercial suite within a high‑end condo development; Guest valet parking available; 24‑hour security
