Office/Pharmaceutical/Manufacturing Building in Earth
For Sale
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1 Corporate Woods Drive, Earth City, MO 63044
315,000 SF office/pharmaceutical/manufacturing building in St. Louis, MO.
Property Size315,000 SF
Price / SF$61.90
Days on Market1867
Property Features for 1 Corporate Woods Drive
General Information
Standard status
Active
Size
315,000 SF
Class
A
Total Parking Spaces
500
Property subtype
Office, Industrial
Lease Type
NNN
Building Details
Year Built
1990
Year Renovated
2023
Buildings
1
Tenancy
Single
Listing Agency:
Intelica
(314) 270-5991
Listed By:
Gary Parker · License #MO
Source:
Crexi
Added: Jul 12, 2021
Changed: Aug 16
Last Checked: Aug 21 at 4:10AM
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 Intelica
Investment Insights
Based on property information with market context.
The property at 1 Corporate Woods Drive is a 315,000 square foot building suitable for office, pharmaceutical, and manufacturing uses. Located in the Earth City submarket of St. Louis, Missouri, the building features 130,000 square feet of office space finished across two floors. Additionally, it includes 73,000 square feet of warehouse space that is fully air-conditioned.
Key Highlights
- 315,000 SF office/pharmaceutical/manufacturing building
- Located in the Earth City submarket of St. Louis, MO
- 130,000 SF of office finish across two floors**
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
$1,248,725
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
6.40%
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%
$24,974,500
$25.0M
Cap Rate 7%
$17,838,929
$17.8M
Cap Rate 9%
$13,874,722
$13.9M
Market Conditions
NOI Build-Up for 315,000 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
$1.87M $5.93/SF
− Vacancy
−$84.1K −$0.27/SF
EGI
$1.78M $5.66/SF
− OpEx
−$535.2K −$1.70/SF
NOI
$1.25M $3.96/SF
Area
St. Louis County, MO
Vacancy
4.50%
Lease Rate
$5.93 /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%
$24,974,500
Cap Rate 7%
$17,838,929
Cap Rate 9%
$13,874,722
Alternative Uses
Best Use
Office B
$54.92M
$48.05M – $64.07M
NOI $3,844,090 @ 7.0% cap · market cap 19.71%
Second Best
Industrial
$17.84M
$15.61M – $20.81M
NOI $1,248,725 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$67.60M
$59.15M – $78.87M
NOI $4,732,318 @ 7.0% cap · market cap 24.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
219
Businesses Nearby
Explore this area
Business Placement
Demographics for 63044, MO
10,587
Population
4,634
Households
2.3
Avg Household Size
43
Median Age
37%
College-Educated
90%
High-School Grad
16.7 sq mi
ZIP Area
634
Density / Sq Mi
$76,094
Median Household Income
$45,822
Median Earnings
$1,093
Median Rent
$232,200
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?
Manufacturing property - 315,000 SF office/pharmaceutical/manufacturing building in St. Louis, MO.
Where is this manufacturing property located?
The property is located at 1 Corporate Woods Drive Earth City, MO.
What is the asking price?
The asking price for this property is $19,500,000.
What are key features of this property?
This property features: 315,000 SF office/pharmaceutical/manufacturing building; Located in the Earth City submarket of St. Louis, MO; 130,000 SF of office finish across two floors**
