Flex Space with Covered
For Sale
$420,000
8515 Airport Road, Berkeley, MO 63134
Commercial Sale, Berkeley, MO
Property Size6,000 SF
Lot Size0.80 Acres
Price / SF$70
Days on Market10
Property Features for 8515 Airport Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking
125
Parking features
Open, Garage, Driveway, Parking Lot
Security features
Security
Subdivision
Kinloch Park
Standard status
Active
APN
11J-13-1709
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
7131
Utilities
Utilities
Cable Available
Heating system
Natural Gas, Forced Air, Varies by Unit (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
drive on scales
covered truck dock
outside truck dock
concrete storage bins
new half bath for office
new half bath for warehouse
thermal windows
thermal front door
fenced
paved lot
Building Details
Year built
1950
Floors in Building
1
Flooring type
Carpet, Wood, Concrete, Terrazzo
Building materials
Concrete, Block
Listing Agency:
Powerhaus Realty
(314) 843-5959
Listed By:
Richard Lewis · License #1999022329
8435959
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 27 at 1:06AM
MLS# 26060203
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 flex property combines a 6,000-square-foot building with four offices, warehouse space, and newly added half-baths serving the office and warehouse areas. The structure includes a 72-foot covered truck dock with doors, a 29-foot exterior truck dock, 10-foot floor-to-ceiling clearance, and office areas above the dock. An additional covered area can accommodate vehicle storage. The property has concrete and block construction, plastered and painted surfaces, thermal windows, a thermal front door, central air, forced-air natural-gas heating, and public water.
The 0.8-acre site is fenced with 8-foot chain link and paved, with eight concrete storage and landscape bins measuring 6 feet tall by 12 feet wide by 22 feet deep. It occupies a corner location with frontage extending from Evergreen to Hancock. Access includes I-170 at 0.3 mile, I-70 at 1.7 miles, I-270 at 3.6 miles, and St. Louis Lambert International Airport at 1.6 miles or a 4-minute drive. The property is zoned C2 and located in an industrial area.
The 0.8-acre site is fenced with 8-foot chain link and paved, with eight concrete storage and landscape bins measuring 6 feet tall by 12 feet wide by 22 feet deep. It occupies a corner location with frontage extending from Evergreen to Hancock. Access includes I-170 at 0.3 mile, I-70 at 1.7 miles, I-270 at 3.6 miles, and St. Louis Lambert International Airport at 1.6 miles or a 4-minute drive. The property is zoned C2 and located in an industrial area.
Key Highlights
- 6,000‑square‑foot flex building with four offices and warehouse space
- 72 ft of covered truck dock with doors plus a 29 ft exterior truck dock
- 0.8‑acre paved, fenced lot with 8' chain‑link perimeter
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
$28,882
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
6.88%
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%
$577,640
$577.6K
Cap Rate 7%
$412,600
$412.6K
Cap Rate 9%
$320,911
$320.9K
Market Conditions
NOI Build-Up for 6,000 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
$35.6K $5.93/SF
− Vacancy
−$1.6K −$0.27/SF
EGI
$34.0K $5.66/SF
− OpEx
−$5.1K −$0.85/SF
NOI
$28.9K $4.81/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /SF/Yr
Expense Ratio
15.00%
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%
$577,640
Cap Rate 7%
$412,600
Cap Rate 9%
$320,911
Alternative Uses
Best Use
Retail
$1.15M
$1.01M – $1.35M
NOI $80,714 @ 7.0% cap · market cap 19.22%
Second Best
Warehouse
$412.6K
$361.0K – $481.4K
NOI $28,882 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,139 @ 7.0% cap · market cap 21.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
10 ft
Clear height
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
258
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63134, MO
12,737
Population
5,675
Households
2.2
Avg Household Size
35
Median Age
17%
College-Educated
86%
High-School Grad
8.3 sq mi
ZIP Area
1,535
Density / Sq Mi
$42,222
Median Household Income
$32,136
Median Earnings
$1,107
Median Rent
$92,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Flex space - C2-zoned property combines office areas, warehouse space, outdoor storage, and paved circulation on a fenced commercial site.
Where is this flex space located?
The property is located at 8515 Airport Road Berkeley, MO.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 6,000‑square‑foot flex building with four offices and warehouse space; 72 ft of covered truck dock with doors plus a 29 ft exterior truck dock; 0.8‑acre paved, fenced lot with 8' chain‑link perimeter
