Forest Park Retail Space
For Sale
Contact for pricing
4100 Forest Park Ave St., Saint Louis, MO 63108
Retail space available, 4,250 SF.
Property Size4,250 SF
Price / SF$410.59
Days on Market1496
Property Features for 4100 Forest Park Ave St.
General Information
Standard status
Active
Size
4,250 SF
Property subtype
Retail, Office
Building Details
Year Renovated
2008
Stories
5
Tenancy
Multi
Listing Agency:
NAI DESCO
Listed By:
Michelle Goodwin · License #IL
(314) 994-4944
Source:
Crexi
Added: Aug 4, 2022
Changed: Sep 2
Last Checked: Sep 7 at 1:15PM
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 NAI DESCO
Investment Insights
Based on property information with market context.
The property at 4100 Forest Park Ave offers 4,250 square feet of retail space.
Key Highlights
- Retail Property
- 4,250 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
$57,172
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
3.28%
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%
$1,143,440
$1.1M
Cap Rate 7%
$816,743
$816.7K
Cap Rate 9%
$635,244
$635.2K
Market Conditions
NOI Build-Up for 4,250 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
$94.9K $22.32/SF
− Vacancy
−$13.2K −$3.10/SF
EGI
$81.7K $19.22/SF
− OpEx
−$24.5K −$5.77/SF
NOI
$57.2K $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%
$1,143,440
Cap Rate 7%
$816,743
Cap Rate 9%
$635,244
Alternative Uses
Best Use
Retail
$816.7K
$714.7K – $952.9K
NOI $57,172 @ 7.0% cap · market cap 3.28%
Second Best
Office B
$740.9K
$648.3K – $864.4K
NOI $51,865 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$912.1K
$798.1K – $1.06M
NOI $63,849 @ 7.0% cap · market cap 3.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,118
Businesses Nearby
Explore this area
Business Placement
Demographics for 63108, MO
23,603
Population
13,208
Households
1.8
Avg Household Size
30
Median Age
64%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
10,729
Density / Sq Mi
$56,933
Median Household Income
$47,284
Median Earnings
$1,140
Median Rent
$337,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space available, 4,250 SF.
Where is this retail space located?
The property is located at 4100 Forest Park Ave St. Saint Louis, MO.
What is the asking price?
The asking price for this property is $1,745,000.
What are key features of this property?
This property features: Retail Property; 4,250 SF
