Commercial/Residential Investment Opportunity

Highlights:

• • Mixed-use commercial and residential income.
• • 100% leased with in-place tenants.
• • Strong projected 13.72% cap rate.
• • Private 21-car parking lot.
• • Individually metered units with forced air and central A/C.
• • Front and rear access to all units.
• • Apartment rent growth upside

Description:

Commercial / Residential Investment Opportunity – 13.72% Cap Rate

8120-8128 Gravois Rd, St. Louis, MO 63123

Located at the corner of Gravois Road and Seibert Avenue in the Affton area of St. Louis County, this mixed-use commercial and residential property offers strong visibility, steady income, and a long history as a reliable investment. Positioned along one of South County’s most established commercial corridors, the property benefits from consistent traffic exposure, surrounding residential density, and convenient access throughout the St. Louis metro area.

Building & Tenants
The property totals approximately 12,680 square feet across four parcels and is 100% leased. It includes five ground-floor commercial businesses and four residential apartment units on the second floor, providing diversified income from both commercial and residential tenants. The property has been well-maintained and has a proven track record as a viable long-term investment.

Income Overview
Projected 2026 performance includes a projected gross income of $130,373, operating expenses of $45,359, and a net operating income of $85,014. At the asking price of $619,500, this equates to a strong projected cap rate of 13.72%, offering an attractive entry point with solid in-place cash flow.

Parking & Building Features
The property includes a paved, private 21-car parking lot located behind the building, providing convenient parking for both commercial tenants and apartment residents. Both the residential and commercial units are individually metered and feature forced-air heating with individual furnaces and central air conditioning. All units offer both front and rear entrances, enhancing accessibility, functionality, and flexibility for tenants.

Rental Upside
According to Rentometer, the average apartment rent in the area is approximately $970 per unit, indicating meaningful upside potential through rent increases over time. This provides an opportunity for a new owner to grow revenue while maintaining strong occupancy in a proven rental market.

Location
The property is located in unincorporated St. Louis County, in the Affton area, and is surrounded by established residential neighborhoods that support both commercial businesses and apartment units. The Gravois Road corridor has long served as a neighborhood retail and service hub and continues to attract stable, neighborhood-serving tenants. The area is also supported by strong local schools, which help maintain consistent demand for the residential units.

Area Demographics
The surrounding trade area supports long-term demand. Within one mile, the population is approximately 15,181, with average household incomes of $87,839. Within three miles, the area includes 64,608 households, 3,078 businesses, and 35,389 employees. Within five miles, the population exceeds 317,551 with average household incomes above $100,000.

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