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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Warehouses
1 Cave Industrial Dr Festus, MO 63028-1180
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US48-0533767
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1997
Total area
4,800 SF
Lot
3.18 ac (138,521 SF)
Zoning code
CT1
APN
10-9.0-31.0-4-002-002.07
UPID
US48-0533767
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
Current use
Occupant on record · Public records
-
Crystal Self Storage Storage Facility
-
Huskey Trailways Travel Agency Tour Operator
-
Shotgun Dollies Boutique Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$665k
Owner & transaction history
Hbts Properties LLC · 8 yrs held
Hbts Properties LLC
since 2018
3 recorded transactions
Zoning & alternative use
CT1 · Festus, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$655,000
+60.9%
Auto repair, garage
$535,000
+31.4%
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 Festus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Festus 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$410,000
Current use
COMMERCIAL (GENERAL)
$655,000
Change: +61% · Conversion: Difficult
AUTO REPAIR, GARAGE
$535,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±10%
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
$139 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,375
Tax year 2023
Assessed value
$142,600
Assessed 2024
Previous assessed
$142,600
+0.0% YoY
Effective rate
5.87%
On assessed value
Assessed land
$110,800
Assessed improvement
$31,800
Land market value
$346,300
Improvement market value
$99,500
Total market value
$445,800
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1997
Heating
YES
Buildings
3
Total area
4,800 SF
Lot
3.18 ac (138,521 SF)
Zoning code
CT1
APN
10-9.0-31.0-4-002-002.07
UPID
US48-0533767
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Festus, MOZoning CT1 · permitted uses
CT1 · Festus, MO
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
WAREHOUSE, STORAGE Current
Est. value
$410,000
COMMERCIAL (GENERAL)
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$535,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
1997
Heating
YES
Buildings
3
Lot
3.18 ac
Current owner
From public records · entity-resolved
Hbts Properties LLC
Entity
Mailing address
1 CAVE INDUSTRIAL DR, FESTUS, MO 63028-1180
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Jul 31, 2023
—
Hbts Properties LLC
—
Deed
related
$715,000 · Belgrade State Bank
Jun 5, 2018
—
Hbts Properties LLC
Muzzey,thomas E & Kelly E
Warranty Deed
$830,000 · Belgrade St Bk
Sep 13, 2012
—
Hbts Properties LLC
Muzzey,thomas E & Kelly E
Warranty Deed
$200,000 · Thomas E & Kelly E Muzzey
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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