Downtown St. Louis Mixed-Use
For Sale
Contact for pricing
318 N 8th St St., Louis, MO 63101
Rehabbed mixed-use building with restaurant and office space for sale.
Property Size4,428 SF
Price / SF$157.86
Days on Market1128
Property Features for 318 N 8th St St.
General Information
Standard status
Active
Size
4,428 SF
Property subtype
Mixed Use, Office, Retail
Zoning
I - Central Business District
Occupancy
50%
Lease Type
Modified Gross
Investment Type
Owner/User
Building Details
Year Built
1893
Year Renovated
2016
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
King Realty Advisors
Listed By:
Bryan King · License #MO 2008036027
(314) 588-1900
Source:
Crexi
Added: Aug 7, 2023
Changed: Aug 26
Last Checked: Sep 7 at 1:00PM
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 King Realty Advisors
Investment Insights
Based on property information with market context.
Located on the corner of 8th and Locust in Downtown St. Louis, this building has been gut rehabbed. It presents an opportunity for an owner/user to occupy the second floor, with a stabilized restaurant occupying the first floor. Each floor is approximately 2,214 square feet and features large windows, two restrooms, and private entries. The building has new systems throughout. A new EPDM roof was installed in February 2023. The first-floor restaurant lease has more than 9 years of lease term remaining. The second-floor office can be vacated upon close or leased back. The property size is 4,428 square feet.
Key Highlights
- Prime Downtown St. Louis location at the corner of 8th and Locust.
- Gut rehabbed building with new systems throughout.
- Stabilized restauranteur occupies the first floor with 9+ years of lease term remaining.
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
$54,463
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
7.79%
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%
$1,089,260
$1.1M
Cap Rate 7%
$778,043
$778.0K
Cap Rate 9%
$605,144
$605.1K
Market Conditions
NOI Build-Up for 4,428 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
$100.2K $22.62/SF
− Vacancy
−$13.0K −$2.94/SF
EGI
$87.1K $19.68/SF
− OpEx
−$32.7K −$7.38/SF
NOI
$54.5K $12.30/SF
Area
St. Louis County, MO
Vacancy
13.00%
Lease Rate
$22.62 /SF/Yr
Expense Ratio
37.50%
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%
$1,089,260
Cap Rate 7%
$778,043
Cap Rate 9%
$605,144
Alternative Uses
Best Use
Mixed Use
$778.0K
$680.8K – $907.7K
NOI $54,463 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$950.3K
$831.5K – $1.11M
NOI $66,523 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,010
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Rehabbed mixed-use building with restaurant and office space for sale.
Where is this mixed-use property located?
The property is located at 318 N 8th St St. Louis, MO.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Prime Downtown St. Louis location at the corner of 8th and Locust.; Gut rehabbed building with new systems throughout.; Stabilized restauranteur occupies the first floor with 9+ years of lease term remaining.
