Air-Conditioned Office/Warehouse Flex
For Sale
$1,439,400
9510 Page Ave, Saint Louis, MO 63132
Medical office and warehouse configuration with multiple curb cuts along Page Ave.
Property Size14,394 SF
Lot Size1.28 Acres
Price / SF$100
Days on Market68
Property Features for 9510 Page Ave
General Information
Standard status
Active
Size
14,394 SF
Lot size
1.28 Acres
Property subtype
Industrial
Zoning
PD-C
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Dock-High Doors
1
Conditioned Warehouse
Yes
Building Details
Building Size
14,394 SF
Year Built
1962
Buildings
1
Listing Agency:
Revel Commercial Real Estate
(314) 477-6885
Listed By:
Brian Kelley · License #2004034792
Source:
Revelcre
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 11:14PM
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 Revel Commercial Real Estate
Investment Insights
Based on property information with market context.
This 14,394 SF flex property combines office and warehouse space within a 1962 building on 1.28 acres. The current layout supports medical office and warehouse functions, with the entire building air conditioned. The facility includes one dock door and is described as clean and well maintained.
Frontage along Page Ave exceeds 140 feet, with reported traffic of 32,056 vehicles per day. The site is approximately 0.7 mile from I-170 and offers multiple curb cuts along Page Ave and Riddle Ct. PD-C zoning in the City of Overland permits a broad range of commercial uses, including retail, medical, office, and restaurant applications. Additional land may be assembled through the combination of 9500 Page Ave and 1766 Burns Ave, bringing the potential combined area to approximately 2.55 acres.
Frontage along Page Ave exceeds 140 feet, with reported traffic of 32,056 vehicles per day. The site is approximately 0.7 mile from I-170 and offers multiple curb cuts along Page Ave and Riddle Ct. PD-C zoning in the City of Overland permits a broad range of commercial uses, including retail, medical, office, and restaurant applications. Additional land may be assembled through the combination of 9500 Page Ave and 1766 Burns Ave, bringing the potential combined area to approximately 2.55 acres.
Key Highlights
- 14,394 SF office/warehouse building on 1.28 acres
- Current medical office and warehouse configuration; 100% air conditioned
- One dock door and multiple curb cuts along Page Ave and Riddle Ct
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
$69,288
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
4.81%
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%
$1,385,760
$1.4M
Cap Rate 7%
$989,829
$989.8K
Cap Rate 9%
$769,867
$769.9K
Market Conditions
NOI Build-Up for 14,394 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
$85.4K $5.93/SF
− Vacancy
−$3.8K −$0.27/SF
EGI
$81.5K $5.66/SF
− OpEx
−$12.2K −$0.85/SF
NOI
$69.3K $4.81/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /SF/Yr
Expense Ratio
15.00%
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%
$1,385,760
Cap Rate 7%
$989,829
Cap Rate 9%
$769,867
Alternative Uses
Best Use
Office B
$2.51M
$2.20M – $2.93M
NOI $175,657 @ 7.0% cap · market cap 12.20%
Second Best
Healthcare Medical
$2.37M
$2.07M – $2.77M
NOI $165,970 @ 7.0% cap · market cap 11.53%
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $216,244 @ 7.0% cap · market cap 15.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
481
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 63132, MO
14,657
Population
6,253
Households
2.3
Avg Household Size
39
Median Age
62%
College-Educated
97%
High-School Grad
5.2 sq mi
ZIP Area
2,819
Density / Sq Mi
$84,034
Median Household Income
$47,082
Median Earnings
$1,325
Median Rent
$403,600
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?
Flex space - Medical office and warehouse configuration with multiple curb cuts along Page Ave.
Where is this flex space located?
The property is located at 9510 Page Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $1,439,400.
What are key features of this property?
This property features: 14,394 SF office/warehouse building on 1.28 acres; Current medical office and warehouse configuration; 100% air conditioned; One dock door and multiple curb cuts along Page Ave and Riddle Ct
