Property summary
This exceptional investment opportunity presents a newly constructed, 1,400 square foot Andy's Frozen Custard in O'Fallon, Missouri. The property boasts a 10-year absolute NNN ground lease with zero landlord responsibilities, ensuring a passive income stream. The tenant, Andy's Frozen Custard, a national leader in the frozen custard industry with over 150 locations, funded all improvements. Situated on a 1.04-acre lot at 2892 State Hwy K, this location benefits from high visibility on a… major thoroughfare (41,000 cars per day) and proximity to numerous national retailers including Target, Kohl's, and Home Depot. The lease includes a 7.5% rent increase in year six and three 5-year options with 10% increases each. The property's strong location within the affluent St. Louis MSA, with a dense population and high average household income ($132,499 within a 3-mile radius), contributes to its significant investment potential. The asking price is $1,767,000, representing a 6.00% cap rate and a current NOI of $106,000. The property's APN is 2-0126-D318-00-0001.0000000. Built in 2024, this is a turnkey investment with a secure, long-term lease and significant upside potential. The property is less than 0.5 miles from Highway 364, providing easy access to downtown St. Louis.
Ownership intelligence
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax
No data for this sectionNo tax or assessment record is on file for this parcel in the county feed.
Value estimate
· Sep 2026No data for this sectionNo value estimate could be modeled: the record carries too little market input for this parcel.
Recently sold
No data for this sectionNo cleaned sale $/SF benchmark exists for this use type in this ZIP, submarket or county yet.
Cap rate analysis
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
No data for this sectionNo zoning code is on file for this parcel. Coverage grows with every catalog release.
Location intelligence
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recent transactions · within 1.5 miComparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
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The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
Registration is required before any owner information is shown.
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