Building Details

Year built 1980

Floors in Building 1

Listing Agency: Manor Real Estate B**@ManorRealEstate.com Show Phone

Listed By: Caleb Anthonis · License #2021000758 Show Phone

Added: May 26 Changed: Aug 24 Last Checked: Aug 27 at 1:06AM

Report an Issue

MLS# 26029564

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 freestanding retail building occupies a 0.30-acre corner site in Webster Groves, Missouri. Constructed in 1980, the property includes surface parking and frontage along both Watson Road and Elm Avenue. Its R4 zoning and established commercial setting support continued retail-oriented use, subject to applicable requirements.

The intersection benefits from combined traffic counts exceeding 33,000 VPD and convenient access to I-44. The property is positioned within a retail corridor near Walgreens, Steak 'n Shake, Circle K, Domino's, and Boccardi's, with Walmart, ALDI, Dierbergs, Petco, Guitar Center, and Schnucks serving as additional area anchors. Bus service is available, and the Shrewsbury-Lansdowne MetroLink station is approximately 8 minutes away. The building was most recently occupied as Elicia's Pizza. The owner will not sell to a buyer intending to operate a liquor store or vape shop.

Key Highlights

• 0.30‑acre freestanding retail site at a signalized corner
• 136' of frontage on Watson Road and 99' on Elm Avenue
• 10 surface parking spaces, equal to 5.96/1,000 SF

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

$22,586

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

3.01%

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%

$451,720 $451.7K

Cap Rate 7%

$322,657 $322.7K

Cap Rate 9%

$250,956 $251.0K

Market Conditions

NOI Build-Up for 1,679 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

$37.5K $22.32/SF

− Vacancy

−$5.2K −$3.10/SF

EGI

$32.3K $19.22/SF

− OpEx

−$9.7K −$5.77/SF

NOI

$22.6K $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%

$451,720

Cap Rate 7%

$322,657

Cap Rate 9%

$250,956

Alternative Uses

Best Use

Retail

$322.7K

$282.3K – $376.4K (±1% cap)

NOI $22,586 @ 7.0% cap · market cap 3.01%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$360.3K

$315.3K – $420.4K (±1% cap)

NOI $25,224 @ 7.0% cap · market cap 3.36%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Storefront properties

Suggested Use

Top Pick Nail Salon Electrical Service Auto Repair Shop Computer & Electronic Repair Storage Facility (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

33,000 VPD

Traffic count

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

411

Businesses Nearby

67k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 42% Dining 27% Superstores 27% Leisure 4%

Big Lots Superstores

17,940 visits/mo 0.2 miles

Dollar Tree Shops & Services

13,979 visits/mo 0.4 miles

Circle K Shops & Services

13,936 visits/mo 0.0 miles

Steak 'n Shake Dining

11,137 visits/mo 0.0 miles

Jersey Mike's Subs Dining

3,726 visits/mo 0.1 miles

Demographics for 63119, MO

34,793

Population

15,627

Households

2.2

Avg Household Size

41

Median Age

64%

College-Educated

98%

High-School Grad

8.4 sq mi

ZIP Area

4,142

Density / Sq Mi

$103,287

Median Household Income

$65,266

Median Earnings

$1,275

Median Rent

$330,800

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this storefront properties located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Storefront property - Signalized intersection setting with dedicated surface parking and dual-street frontage.

Where is this storefront property located?

The property is located at 8570 Watson Road Webster Groves, MO.

What is the asking price?

The asking price for this property is $750,000.

What are key features of this property?

This property features: 0.30‑acre freestanding retail site at a signalized corner; 136' of frontage on Watson Road and 99' on Elm Avenue; 10 surface parking spaces, equal to 5.96/1,000 SF