Cross Creek 3675 W Outer Rd 25,558 SF 100% Leased Office Building Arnold, MO 63010 $1,750,000 ($68.47/SF) 9.48% Cap Rate

This 25,558 SF office property, set on 3.65 acres, represents a compelling investment opportunity in one of Jefferson County’s most active submarkets. The building is anchored by the State of Missouri, a tenant that has maintained continuous occupancy for 24 years and recently renewed its lease, ensuring income stability. With a 9.48% cap rate based on in-place NOI and a low acquisition basis, this asset offers immediate attractive returns while providing long-term upside potential through value-add strategies.
Investors will benefit from below-market rents and the opportunity to create additional value by leasing the remaining vacancy, capturing rent growth, and negotiating long-term agreements with escalations. The property enjoys outstanding visibility along I-55, with exposure to more than 115,000 vehicles per day, and benefits from 15,000 daily vehicles on W Outer Rd. Proximity to major highways and residential clusters enhances accessibility for tenants and employees.
The surrounding area features a robust mix of national retailers, including Target, Walmart, Schnucks, and Home Depot, contributing to strong demand drivers. This combination of a secure government tenancy, favorable market fundamentals, and rental growth potential makes this property well-positioned for an investor seeking income stability and appreciable upside.