This unique property presents an excellent opportunity for investors and owner-users seeking a functional industrial facility with a stable, income-generating component. Located in St. James, Missouri, the offering includes a 10,500± SF office/warehouse space situated on 2.69 acres. The site features a prominent income-producing cell tower, adding an attractive revenue stream to the asset. The building includes approximately 2,000± SF of office space, complemented by a clear span warehouse for efficient operational layout. Key features include 12- to 16.5-foot clear ceiling heights, two drive-in doors measuring 14’x14’ and 12’x12’, and robust electrical capacity with 3-phase 208Y/120 volts and 1,200 amps. Positioned just off I-44, the property ensures visibility and convenient access to regional transportation corridors, making it ideal for logistics, manufacturing, or distribution users. St. James offers a pro-business environment in the heart of Missouri with direct connectivity to multiple major markets along the I-44 corridor, providing strong accessibility for transport and workforce needs. This property’s versatile building features, secure income production, and strategic location make it an appealing investment choice valued at $985,000.