Listing Agency: Stephen F. Bahn Commercial Real Estate s***@bahnrealty.com Show Phone

Listed By: Brian McCune · License #MO 1999022785 Show Phone

Source: Moodyscre

Added: Oct 16, 2025 Changed: Aug 10 Last Checked: Aug 12 at 12:13PM

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Investment Insights

Based on property information with market context.

This 7,701 SF retail building is situated on 0.54 acres in the Olivette submarket. The open floorplan is suitable for various retail, commercial, or service business uses. The property benefits from its location with immediate access to Hwy 170. It features 130 feet of frontage along Olive Boulevard, offering visibility to over 26,000 vehicles per day. The property is located 0.3 miles west of the new Olive Crossing mixed-use development. A freight elevator provides access to the second-level warehouse space. There are 32 striped parking spaces on-site. The surrounding area includes national and regional retailers such as Costco, ALDI, Dierberg’s (coming soon), Chick-fil-A, Chipotle, Taco Bell, and Raising Cane’s. The zoning is 42COR, accommodating a range of commercial, retail, and office uses. The property taxes for 2024 are $26,050.

Key Highlights

• Prime location with immediate access to Hwy 170 and 130’ of frontage along Olive Boulevard with high visibility (26,000+ vehicles per day).
• Open floorplan ideal for a variety of retail, commercial, or service business uses.
• Located in the growing Olivette submarket, just 0.3 miles west of the new Olive Crossing mixed‑use development.

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

$103,596

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

8.64%

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%

$2,071,920 $2.1M

Cap Rate 7%

$1,479,943 $1.5M

Cap Rate 9%

$1,151,067 $1.2M

Market Conditions

NOI Build-Up for 7,701 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

$171.9K $22.32/SF

− Vacancy

−$23.9K −$3.10/SF

EGI

$148.0K $19.22/SF

− OpEx

−$44.4K −$5.77/SF

NOI

$103.6K $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%

$2,071,920

Cap Rate 7%

$1,479,943

Cap Rate 9%

$1,151,067

Alternative Uses

Best Use

Retail

$1.48M

$1.29M – $1.73M (±1% cap)

NOI $103,596 @ 7.0% cap · market cap 8.64%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.65M

$1.45M – $1.93M (±1% cap)

NOI $115,694 @ 7.0% cap · market cap 9.65%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Dental Office HVAC Service Parking Lot & Garage Restaurant Nail Salon Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

677

Businesses Nearby

14k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 86% Dining 14%

Bank of America Shops & Services

5,805 visits/mo 0.5 miles

BP Shops & Services

4,748 visits/mo 0.3 miles

SUBWAY Dining

2,027 visits/mo 0.4 miles

The UPS Store Shops & Services

1,846 visits/mo 0.5 miles

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

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Frequently Asked Questions

What type of property is this?

Retail space - 7,701 SF retail building in Olivette with open floorplan.

Where is this retail space located?

The property is located at 9345 Olive Blvd Olivette, MO.

What is the asking price?

The asking price for this property is $1,199,000.

What are key features of this property?

This property features: Prime location with immediate access to Hwy 170 and 130’ of frontage along Olive Boulevard with high visibility (26,000+ vehicles per day).; Open floorplan ideal for a variety of retail, commercial, or service business uses.; Located in the growing Olivette submarket, just 0.3 miles west of the new Olive Crossing mixed‑use development.