Flex Space with
For Sale
$495,000
8915 S Broadway, Saint Louis, MO 63125
Commercial Sale, Unincorporated, MO
Property Size5,200 SF
Lot Size1.20 Acres
Price / SF$95.19
Days on Market47
Property Features for 8915 S Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
A Kaysers Estate Partition
Standard status
Active
APN
27G-53-0844
Lot size
1.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6431
Building Details
Year built
1960
Floors in Building
2
Building materials
Metal Siding
Listing Agency:
LuxREco
Listed By:
Gregory Hayden · License #1999021961
(314) 892-5200
Added: Jul 22
Changed: Sep 4
Last Checked: Sep 6 at 8:06AM
MLS# 26046332
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 5,200-square-foot flex property combines office and warehouse space with one apartment on each of its first and second floors. Both apartments are vacant, and additional warehouse storage is located on the second floor. The improvements date to 1960 and feature metal siding.
The sale includes multiple associated parcels: a fenced vacant storage yard at 9005 S. Broadway, a residential rental house and vacant lot at 9007 S. and 9009 S. Broadway, plus storage lots at 103 Kayser and 111 Kayser. The 111 Kayser parcel also includes a small garage. Together, the parcels total 1.2 acres. The property is zoned Residential, with the existing industrial use recognized as a grandfathered non-conforming use.
The sale includes multiple associated parcels: a fenced vacant storage yard at 9005 S. Broadway, a residential rental house and vacant lot at 9007 S. and 9009 S. Broadway, plus storage lots at 103 Kayser and 111 Kayser. The 111 Kayser parcel also includes a small garage. Together, the parcels total 1.2 acres. The property is zoned Residential, with the existing industrial use recognized as a grandfathered non-conforming use.
Key Highlights
- 5,200 sq ft office warehouse with apartments on the first and second floors
- Two vacant apartments within the office warehouse
- Additional storage warehouse area on the second floor
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
$25,031
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
5.06%
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%
$500,620
$500.6K
Cap Rate 7%
$357,586
$357.6K
Cap Rate 9%
$278,122
$278.1K
Market Conditions
NOI Build-Up for 5,200 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
$30.8K $5.93/SF
− Vacancy
−$1.4K −$0.27/SF
EGI
$29.4K $5.66/SF
− OpEx
−$4.4K −$0.85/SF
NOI
$25.0K $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%
$500,620
Cap Rate 7%
$357,586
Cap Rate 9%
$278,122
Alternative Uses
Best Use
Apartment 5plus
$691.3K
$604.9K – $806.5K
NOI $48,391 @ 7.0% cap · market cap 9.78%
Second Best
Warehouse
$357.6K
$312.9K – $417.2K
NOI $25,031 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$1.12M
$976.5K – $1.30M
NOI $78,121 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63125, MO
32,816
Population
14,741
Households
2.2
Avg Household Size
42
Median Age
22%
College-Educated
89%
High-School Grad
9.9 sq mi
ZIP Area
3,315
Density / Sq Mi
$59,683
Median Household Income
$40,409
Median Earnings
$920
Median Rent
$166,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Office warehouse with two vacant apartments, supplemental storage, and multiple associated lots across a 1.2-acre assemblage.
Where is this flex space located?
The property is located at 8915 S Broadway Saint Louis, MO.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 5,200 sq ft office warehouse with apartments on the first and second floors; Two vacant apartments within the office warehouse; Additional storage warehouse area on the second floor
