Medical Office with Clinic
For Sale
Contact for pricing
9845 W Florissant Ave, Saint Louis, MO 63136
Exam rooms, private offices, and patient reception areas support clinical operations.
Property Size4,658 SF
Price / SF$171.75
Days on Market152
Property Features for 9845 W Florissant Ave
General Information
Standard status
Active
Size
4,658 SF
Property subtype
OFFICE
Listing Agency:
Cornerstone Commercial Realty, Inc.
(314) 560-8114
Listed By:
Jason M Morgan · License #1999020228
(314) 560-8114
Source:
Moodyscre
Added: Apr 1
Changed: Aug 29
Last Checked: Aug 29 at 11:32PM
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 Cornerstone Commercial Realty, Inc.
Investment Insights
Based on property information with market context.
This 4,658-square-foot medical office property is arranged for clinical use, with exam and procedure rooms, private offices, and patient reception areas. Several treatment rooms include sinks and plumbing, while dedicated staff space supports back-of-house functions. The layout also provides a waiting area alongside the reception zone.
Positioned at 9845 W Florissant Ave in Saint Louis, Missouri, the property offers frontage along a heavily traveled corridor. Building signage and pylon signage provide two available identification points for the practice. The combination of clinical rooms, administrative offices, patient-facing areas, and staff support space creates a defined medical office configuration.
Positioned at 9845 W Florissant Ave in Saint Louis, Missouri, the property offers frontage along a heavily traveled corridor. Building signage and pylon signage provide two available identification points for the practice. The combination of clinical rooms, administrative offices, patient-facing areas, and staff support space creates a defined medical office configuration.
Key Highlights
- 4,658‑square‑foot medical office property
- Exam and procedure rooms, including several with sinks and plumbing
- Private offices, reception, and waiting area
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
$56,844
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
7.11%
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%
$1,136,880
$1.1M
Cap Rate 7%
$812,057
$812.1K
Cap Rate 9%
$631,600
$631.6K
Market Conditions
NOI Build-Up for 4,658 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
$104.0K $22.32/SF
− Vacancy
−$28.2K −$6.05/SF
EGI
$75.8K $16.27/SF
− OpEx
−$18.9K −$4.07/SF
NOI
$56.8K $12.20/SF
Area
St. Louis County, MO
Vacancy
27.10%
Lease Rate
$22.32 /SF/Yr
Expense Ratio
25.00%
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%
$1,136,880
Cap Rate 7%
$812,057
Cap Rate 9%
$631,600
Alternative Uses
Best Use
Office B
$812.1K
$710.6K – $947.4K
NOI $56,844 @ 7.0% cap · market cap 7.11%
Second Best
Healthcare Medical
$767.3K
$671.4K – $895.2K
NOI $53,709 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$999.7K
$874.7K – $1.17M
NOI $69,978 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 63136, MO
41,767
Population
22,059
Households
1.9
Avg Household Size
37
Median Age
12%
College-Educated
87%
High-School Grad
10.9 sq mi
ZIP Area
3,832
Density / Sq Mi
$40,388
Median Household Income
$29,070
Median Earnings
$1,029
Median Rent
$77,300
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?
Medical Office Space - Exam rooms, private offices, and patient reception areas support clinical operations.
Where is this medical office space located?
The property is located at 9845 W Florissant Ave Saint Louis, MO.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 4,658‑square‑foot medical office property; Exam and procedure rooms, including several with sinks and plumbing; Private offices, reception, and waiting area
