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    1409 Washington Ave St St. Louis, MO 63103

    Sponsored
    For Sale
    $2,900,000

    High-yield, multi-tenant office building

    Property size:
    34,234 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    406
    This five-story, 34,234 square foot Class B office building in St. Louis, MO, presents a compelling value-add investment opportunity. Built in 1919 and renovated in 2015 and 2017, the property boasts 74 office suites with a 77% occupancy rate (as of July 1, 2020) and an average rent of $550.93 per unit. The current NOI is $297,000, with a pro-forma NOI of $481,702, yielding a 10.24% cap rate and a pro-forma cap rate of 16.61%. The asking price is $2,900,000 ($84.71/sq ft). The property includes an adjacent parking lot with 21 spaces, offering additional revenue potential and future development possibilities given its prime location near the City Museum and a new hotel. The building benefits from its proximity to new developments, including a Major League Soccer stadium and the Square Headquarters. Seller financing is available. Significant upside potential exists through rent increases and the addition of amenities to the currently stabilized property. The property features a modified lease type and includes a mix of credit-rated and non-credit-rated tenants.

    Property Features for 1409 Washington Ave St

    General Information

    Property type
    Office Properties & Spaces
    Square Feet
    34,234 SF
    Class
    B
    Lot Size
    13,460 SF

    Building Details

    Year Built
    1919
    Buildings
    1
    Stories
    5
    Units
    74

    We can help!

    Listing Contact
    Ben Riley
    Ben Riley

    Learn more

    HighLights

    • Seller financing available.
    • Includes adjacent 21‑space parking lot with revenue potential and future development upside.
    • Prime location near City Museum, new hotel, MLS stadium, and Square Headquarters offers significant upside.
    • Value‑add opportunity: increase rents (currently averaging under $500/month) and add amenities.
    • 74 office suites in a 34,234 sq ft, five‑story Class B building.
    Property Profile Location Intelligence

    Current Use by Public Records

    Isalis Gift Shop Party City Party Store Skunk Funk Wholesaler Carl's Trading Co Hat Shop Bushka's Kitchen LLC Outdoor Clothing And Equipment Shop

    Suggested Use

    Realty agency Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Food Market Grocery Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    St. Louis
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.2000237
    Latitude
    38.6325635

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    FAQs

    What type of property is this?
    Office Property Space - High-yield, multi-tenant office building
    Where is this office property space located?
    The property is located at 1409 Washington Ave St St. Louis, MO.
    What is the asking price?
    The asking price for this property is $2,900,000.
    What are key features of this property?
    This property features: Seller financing available.; Includes adjacent 21-space parking lot with revenue potential and future development upside.; Prime location near City Museum, new hotel, MLS stadium, and Square Headquarters offers significant upside.
    (314) 809-8541
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    1409 Washington Ave St St. Louis, MO 63103
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1409 Washington Ave St St. Louis, MO 63103
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    We can help!
    Listing Contact
    Ben Riley
    Ben Riley
    Real Estate License ID: MO 2016002029
    (314) 809-8541
    Learn more
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