Mixed-Use Building With Diverse
For Sale
Contact for pricing
900 South 4th Street St., Louis, MO 63102
Income-producing urban property with food service, healthcare, retail, office, parking, and advertising revenue components.
Property Size22,000 SF
Price / SF$204.55
Days on Market97
Property Features for 900 South 4th Street St.
General Information
Standard status
Active
Size
22,000 SF
Class
A
Total Parking Spaces
50
Property subtype
Retail, Office, Mixed Use
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$255,000
Additional Details
Asking Price
$4,500,000
Building Details
Year Built
1899
Year Renovated
2020
Buildings
3
Stories
3
Tenancy
Multi
Listing Agency:
SVN | Infinity Commercial Group - Zvibleman
(314) 878-0303
Listed By:
Alex Zvibleman · License #2019046827
Source:
Crexi
Added: May 26
Changed: Aug 30
Last Checked: Aug 30 at 2:15PM
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 SVN | Infinity Commercial Group - Zvibleman
Investment Insights
Based on property information with market context.
This mixed-use property contains approximately 22,000 square feet and dates to 1899. The income-producing asset supports a varied occupancy profile spanning food service, healthcare, retail, and office uses, with additional revenue associated with parking and advertising. The combination of commercial spaces and supplemental income sources creates a diversified operating profile.
The property is located in downtown St. Louis near Busch Stadium and the Gateway Arch Grounds. Its central urban setting places multiple established downtown demand drivers in the surrounding area, while the mix of existing commercial uses provides a broad foundation for continued leasing and operations.
The property is located in downtown St. Louis near Busch Stadium and the Gateway Arch Grounds. Its central urban setting places multiple established downtown demand drivers in the surrounding area, while the mix of existing commercial uses provides a broad foundation for continued leasing and operations.
Key Highlights
- Approximately 22,000 square feet of mixed‑use property
- Built in 1899
- Tenant mix includes food service, healthcare, retail, and office uses
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
$295,950
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
6.58%
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%
$5,919,000
$5.9M
Cap Rate 7%
$4,227,857
$4.2M
Cap Rate 9%
$3,288,333
$3.3M
Market Conditions
NOI Build-Up for 22,000 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
$491.0K $22.32/SF
− Vacancy
−$68.3K −$3.10/SF
EGI
$422.8K $19.22/SF
− OpEx
−$126.8K −$5.77/SF
NOI
$295.9K $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%
$5,919,000
Cap Rate 7%
$4,227,857
Cap Rate 9%
$3,288,333
Alternative Uses
Best Use
Retail
$4.23M
$3.70M – $4.93M
NOI $295,950 @ 7.0% cap · market cap 6.58%
Second Best
Mixed Use
$3.87M
$3.38M – $4.51M
NOI $270,592 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$4.72M
$4.13M – $5.51M
NOI $330,511 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,519
Businesses Nearby
Explore this area
Business Placement
Demographics for 63102, MO
2,508
Population
1,986
Households
1.3
Avg Household Size
34
Median Age
48%
College-Educated
93%
High-School Grad
1.4 sq mi
ZIP Area
1,791
Density / Sq Mi
$60,313
Median Household Income
$50,063
Median Earnings
$1,253
Median Rent
$179,100
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?
Mixed-use property - Income-producing urban property with food service, healthcare, retail, office, parking, and advertising revenue components.
Where is this mixed-use property located?
The property is located at 900 South 4th Street St. Louis, MO.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Approximately 22,000 square feet of mixed‑use property; Built in 1899; Tenant mix includes food service, healthcare, retail, and office uses
