8730 Big Bend Blvd represents a compelling opportunity to acquire a fully leased, character-driven office asset in one of St. Louis County’s most stable and affluent commercial corridors. Situated in the Crossroads Business District of Webster Groves, just north of the I-44 / Elm Avenue interchange, the property offers an ideal blend of walkability, visibility, income stability, and long-term upside.

Constructed in 1925 in the historic Art Deco style, the 5,239 SF, single-story building was originally designed as a neighborhood pharmacy and retains many of its original design elements. The exterior features iconic glass block windows, a deep covered walkway, and strong street presence with 61 feet of frontage along Big Bend Boulevard. These architectural features not only differentiate the asset but also provide excellent natural light and a timeless aesthetic that continues to attract professional tenants. Inside, the building showcases original terrazzo flooring, clean and functional office suites, and a well-maintained common corridor layout.

The property is currently 100% leased to eight tenants, producing strong in-place income with rents reaching up to $48 per square foot. The building is efficiently configured with two shared restrooms and a kitchenette, and is fully heated and cooled via a 10-ton rooftop HVAC unit. All utilities are available, including high-speed internet service from Charter and AT&T.

From a financial standpoint, the asset benefits from diversified tenancy, predictable operating expenses, and built-in rent growth, resulting in improving net operating income over time. Expense ratios remain controlled, while reimbursements and market rent adjustments contribute to increasing cash flow. Importantly, the property is structured to transition from stabilization to growth as lease rollover occurs.

A significant value-add opportunity exists with the primary tenant vacating in August 2026, freeing approximately 2,660 square feet of prime, front-facing space. Smaller tenants are primarily on annual leases, with one expiring shortly thereafter, providing additional flexibility. This creates a rare opportunity to re-tenant at market, attract a flagship user, accommodate an owner-user, or reposition the building entirely, while maintaining income from remaining tenants.

The surrounding location further enhances the investment profile. The property is located near Webster University and is surrounded by a curated mix of neighborhood and destination businesses including Off Elm, Bagel Union, Iron Blade Barber, Sylvie Dee’s Ice Cream, and Betty’s Books. Webster Groves is widely known for its walkable commercial districts, strong local support, and easy access to the greater St. Louis metro.

Area demographics underscore long-term demand:

Within a one-mile radius, average household income exceeds $200,000, supported by thousands of nearby businesses and employees. The three- and five-mile trade areas further reflect dense population, high incomes, and a strong employment base, reinforcing the corridor’s durability.

With historic character, strong in-place income, future leasing flexibility, and a premier Webster Groves location, 8730 Big Bend Blvd offers investors a rare combination of current stability and meaningful upside potential.

NOI 2025: $72,400

Cap Rate 2025: 6.47%