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Property profile & analytics
FOR SALE
Investment properties
416 S Main St Saint Charles, MO 63301
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US48-0254313
For Sale
1 / 3
Contact for pricing
416 S Main St, Saint Charles, MO 63301
View Listing →
Property summary
AI-generated overview
This exceptional 1,350 square foot executive office space is located at 416 S. Main St, Saint Charles, Missouri, 63301. Situated above the Riverside Sweets Ice Cream shop, this second-floor office boasts a wrap-around deck offering stunning views of the Missouri Riverfront, Frontier Park, and Kister Park – perfect for enjoying the Fourth of July fireworks. The space features three entrances and three sides of windows, providing ample natural light. The property is fully leased, presenting a strong investment opportunity with a sale price of $1,325,000. Its prime location within the historic downtown walking district places it adjacent to Kister Park and in close proximity to county and city municipal buildings, the OPO Tech Center, the Katy Trail, a hospital, and over 30 restaurants. Furthermore, its convenient location offers easy access to St. Louis International Airport, approximately 15 minutes away. The asking price per square foot is $981.48. This property offers a unique blend of historical charm, modern convenience, and exceptional views, making it an ideal investment for discerning buyers.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1870
Total area
4,161 SF
Lot
0.12 ac (5,328 SF)
APN
6-014A-B015-00-0005.1000000
UPID
US48-0254313
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$755k
Blend (final)
Blend
$995k
Owner & transaction history
Hampton Street Investments LLC · 2 yrs held
Hampton Street Investments LLC
since 2024
Last sale
$995,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$805,000
+32.1%
Retail stores
$800,000
+30.7%
Auto repair, garage
$720,000
+18.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saint Charles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Charles submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$995,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$610,000
Current use
MEDICAL BUILDING
$805,000
Change: +32% · Conversion: Easy
RETAIL STORES
$800,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$720,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $995k (Jun 7 2024)
Last sale anchor
$995k
Jun 7 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$239 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$187,847
Assessed 2023
Previous assessed
$165,217
+13.7% YoY
Land market value
$69,495
Improvement market value
$567,715
Total market value
$637,210
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1870
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
4,161 SF
Lot
0.12 ac (5,328 SF)
APN
6-014A-B015-00-0005.1000000
UPID
US48-0254313
Jurisdiction
ST CHARLES
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$610,000
MEDICAL BUILDING
Est. value
$805,000
RETAIL STORES
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$720,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1870
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Hampton Street Investments LLC
Entity
Mailing address
522 CLARK ST, SAINT CHARLES, MO 63301-1830
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2024
$995,000
Hampton Street Investments LLC
Virginia City Real Estate INC
Land Contract
$30,000 · Not Available
Jan 4, 2017
—
Virginia City Real Estate INC
Virginia City Operating Co INC
Quit Claim Deed
—
Aug 28, 2014
—
Brown Family Trust
Virginia City Operating Co I
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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