Mezzanine Restaurant
For Sale
$750,000
920 Olive Street St, Louis, MO 63101
Commercial Sale, St Louis, MO
Property Size12,528 SF
Lot Size0.13 Acres
Price / SF$59.87
Days on Market87
Property Features for 920 Olive Street St
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Bell Lofts Condo
Directions
GPS
Standard status
Active
APN
0274-00-0015-0
Size
12,528 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
13829
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Building materials
Concrete, Block
Listing Agency:
Manor Real Estate
(314) 647-6611
Listed By:
Ben Cherry · License #2006018085
3146476611x11
Added: Jul 11
Changed: Sep 25
Last Checked: Oct 5 at 11:06AM
MLS# 23059402
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 first-floor condominium in the Bell Lofts building is configured for restaurant, bar, and event operations. The interior includes an open kitchen, mezzanine seating reached by elevator, and capacity for 180 patrons. A full basement provides space for food storage, coolers, and building utilities. Furniture, fixtures, and equipment convey with the sale. The building was constructed in 1920 and uses concrete and block construction, forced-air heating, central air, and electric cooling.
The property is positioned at Olive and 10th Street in downtown St. Louis’ Central Business District. Bell Lofts contains 24 residential condominiums and is listed on the National Register of Historic Places. The property comprises 0.127 acres and has public water and public sewer service, with water available.
The property is positioned at Olive and 10th Street in downtown St. Louis’ Central Business District. Bell Lofts contains 24 residential condominiums and is listed on the National Register of Historic Places. The property comprises 0.127 acres and has public water and public sewer service, with water available.
Key Highlights
- Restaurant, bar, and event configuration with seating for 180 patrons
- Interior mezzanine adds seating and is accessible by elevator
- Full basement supports food storage, coolers, and utilities
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
$53,839
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
7.18%
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%
$1,076,780
$1.1M
Cap Rate 7%
$769,129
$769.1K
Cap Rate 9%
$598,211
$598.2K
Market Conditions
NOI Build-Up for 12,528 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
$75.2K $6.00/SF
− Vacancy
−$3.4K −$0.27/SF
EGI
$71.8K $5.73/SF
− OpEx
−$17.9K −$1.43/SF
NOI
$53.8K $4.30/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$6.00 /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%
$1,076,780
Cap Rate 7%
$769,129
Cap Rate 9%
$598,211
Alternative Uses
Best Use
Specialty Retail
$769.1K
$673.0K – $897.3K
NOI $53,839 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.69M
$2.35M – $3.14M
NOI $188,211 @ 7.0% cap · market cap 25.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,302
Businesses Nearby
78k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 38%
Dining 32%
Groceries 16%
Shops & Services 13%
McDonald's
Dining
22,069 visits/mo
0.5 miles
Marriott St. Louis Grand
Hotels & Casinos
13,023 visits/mo
0.1 miles
Schnucks
Groceries
12,829 visits/mo
0.0 miles
Holiday Inn St. Louis - Downtown Conv Ctr
Hotels & Casinos
7,878 visits/mo
0.2 miles
Hampton Inn St. Louis-Downtown at the Gateway Arch
Hotels & Casinos
6,458 visits/mo
0.4 miles
Demographics for 63101, MO
4,171
Population
2,457
Households
1.7
Avg Household Size
35
Median Age
61%
College-Educated
98%
High-School Grad
0.4 sq mi
ZIP Area
10,428
Density / Sq Mi
$92,708
Median Household Income
$68,079
Median Earnings
$1,295
Median Rent
$228,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Downtown condominium space includes an open kitchen, event-ready seating, and a full basement for storage and utilities.
Where is this conventional restaurant located?
The property is located at 920 Olive Street St Louis, MO.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Restaurant, bar, and event configuration with seating for 180 patrons; Interior mezzanine adds seating and is accessible by elevator; Full basement supports food storage, coolers, and utilities
