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at 8801 Frost Ave Contact us

8801 Frost Ave

Floor

Bldg

Size

108,000 SF

Type

INDUSTRIAL

Lease Type

NNN

Availability

AVAILABLE, Now

Sublease

No

- +/- 108,000 SF Warehouse/Distribution (+/- 10,000 SF of office space) - Situated... on 6.33 ACs - 24' ceiling height at the eaves, 34'4" at center ridge - Docks: 14 (levelers and sealers) - Drive-Ins: 5 - Full drive-thru bay - Seller willing to vacate or enter into a sale/leaseback - Secure / fenced lot - Lease Rate: $7.15 PSF NNN

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Contact us

Listing Agency: Intelica CRE g***@intelicacre.com Show Phone

Listed By: Gary J Parker Show Phone

Source: Moodyscre

Added: Jul 8, 2025 Changed: Aug 8 Last Checked: Aug 20 at 12:14PM

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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 Intelica CRE

Investment Insights

Based on property information with market context.

This warehouse/distribution property offers approximately 108,000 square feet of space, including about 10,000 square feet of office area. The property is situated on 6.33 acres and features a secure, fenced lot. The warehouse has a ceiling height of 24 feet at the eaves and 34 feet 4 inches at the center ridge. It is equipped with 14 docks, complete with levelers and sealers, as well as 5 drive-in doors. A full drive-thru bay is also available. The lease rate is $7.15 per square foot NNN.

Key Highlights

• 108,000 SF Warehouse/Distribution space with 10,000 SF of office space.
• Features 14 Dock Doors with levelers and sealers.
• Secure / fenced lot.

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

$519,877

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

5.65%

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%

$10,397,540 $10.4M

Cap Rate 7%

$7,426,814 $7.4M

Cap Rate 9%

$5,776,411 $5.8M

Market Conditions

NOI Build-Up for 108,000 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

$640.4K $5.93/SF

− Vacancy

−$28.8K −$0.27/SF

EGI

$611.6K $5.66/SF

− OpEx

−$91.7K −$0.85/SF

NOI

$519.9K $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%

$10,397,540

Cap Rate 7%

$7,426,814

Cap Rate 9%

$5,776,411

Alternative Uses

Best Use

Warehouse

$7.43M

$6.50M – $8.66M (±1% cap)

NOI $519,877 @ 7.0% cap · market cap 5.65%

Second Best

Industrial

$6.12M

$5.35M – $7.14M (±1% cap)

NOI $428,134 @ 7.0% cap · market cap 4.65%

Theoretical Best

Office A

$23.18M

$20.28M – $27.04M (±1% cap)

NOI $1,622,509 @ 7.0% cap · market cap 17.64%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Warehouses

Suggested Use

Top Pick Real Estate Agency Building Supply Law Firm Restaurant Dental Office Spa & Massage Center

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

Location Intelligence

Trade Area within ½ mile

138

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Market

Vacancy Rate% for Industrial in Midwest region

4.4% 2019

4.9% 2020

3.6% 2021

3.1% 2022

4.6% 2023

5% 2024

4.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Warehouse - 108,000 SF warehouse/distribution space for lease.

Where is this warehouse located?

The property is located at 8801 Frost Ave Berkeley, MO.

What is the asking price?

The asking price for this property is $9,200,000.

What are key features of this property?

This property features: 108,000 SF Warehouse/Distribution space with 10,000 SF of office space.; Features 14 Dock Doors with levelers and sealers.; Secure / fenced lot.