Professional Office
For Sale
Contact for pricing
9100 Watson Rd, Saint Louis, MO 63126
Office buildout with private offices and cubicles, supported by ample on-site parking.
Property Size4,080 SF
Price / SF$171.57
Days on Market53
Property Features for 9100 Watson Rd
General Information
Standard status
Active
Size
4,080 SF
Total Parking Spaces
19
Property subtype
OFFICE
Additional Details
Traffic Count
19,404 vehicles/day
Listing Agency:
Avison Young
(314) 785-7697
Listed By:
Michael E Carlson
(314) 882-5680
Source:
Moodyscre
Added: Jun 16
Changed: Jul 10
Last Checked: Jul 21 at 6:59AM
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 Avison Young
Investment Insights
Based on property information with market context.
This offering is a professional office suite with an interior buildout designed for office use. The layout includes a mix of private offices, cubicle workstations, and dedicated storage, creating a practical arrangement for teams that need both collaboration space and enclosed rooms.
The property benefits from exposure and visibility along Watson Rd. The area includes strong roadway traffic, with reported average daily volume of 19,404 vehicles per day, and an excellent signage opportunity for branding and tenant identification. On-site parking totals 19 spaces, supporting day-to-day access for staff and visitors.
For buyers seeking an office-ready space, the existing professional services buildout can reduce near-term improvements by starting with established office configurations. The combination of enclosed offices, open cubicle areas, and storage makes the suite suitable for a range of professional service operations that require both workspace flexibility and room for records or equipment. The on-site parking count provides additional convenience for customer and employee access.
The property benefits from exposure and visibility along Watson Rd. The area includes strong roadway traffic, with reported average daily volume of 19,404 vehicles per day, and an excellent signage opportunity for branding and tenant identification. On-site parking totals 19 spaces, supporting day-to-day access for staff and visitors.
For buyers seeking an office-ready space, the existing professional services buildout can reduce near-term improvements by starting with established office configurations. The combination of enclosed offices, open cubicle areas, and storage makes the suite suitable for a range of professional service operations that require both workspace flexibility and room for records or equipment. The on-site parking count provides additional convenience for customer and employee access.
Key Highlights
- Excellent signage opportunity along Watson Rd with 19,404 VPD
- Professional services office buildout with private offices, cubicles, and storage
- 19 on‑site parking spaces (4.66 per 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
$49,790
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
7.11%
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%
$995,800
$995.8K
Cap Rate 7%
$711,286
$711.3K
Cap Rate 9%
$553,222
$553.2K
Market Conditions
NOI Build-Up for 4,080 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
$91.1K $22.32/SF
− Vacancy
−$24.7K −$6.05/SF
EGI
$66.4K $16.27/SF
− OpEx
−$16.6K −$4.07/SF
NOI
$49.8K $12.20/SF
Area
St. Louis County, MO
Vacancy
27.10%
Lease Rate
$22.32 /SF/Yr
Expense Ratio
25.00%
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%
$995,800
Cap Rate 7%
$711,286
Cap Rate 9%
$553,222
Alternative Uses
Best Use
Office B
$711.3K
$622.4K – $829.8K
NOI $49,790 @ 7.0% cap · market cap 7.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$875.6K
$766.2K – $1.02M
NOI $61,295 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
19,404 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,099
Businesses Nearby
Explore this area
Business Placement
Demographics for 63126, MO
15,851
Population
6,529
Households
2.4
Avg Household Size
42
Median Age
56%
College-Educated
97%
High-School Grad
4.6 sq mi
ZIP Area
3,446
Density / Sq Mi
$99,795
Median Household Income
$56,351
Median Earnings
$1,112
Median Rent
$287,000
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?
Office units - Office buildout with private offices and cubicles, supported by ample on-site parking.
Where is this office units located?
The property is located at 9100 Watson Rd Saint Louis, MO.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Excellent signage opportunity along Watson Rd with 19,404 VPD; Professional services office buildout with private offices, cubicles, and storage; 19 on‑site parking spaces (4.66 per 1,000 SF)
