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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Assisted living facilities
1 Pratt Pl Florissant, MO 63031-6556
Entity Owned
Property ID
US48-0494169
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
FRAME
Total area
27,506 SF
Lot
5.78 ac (251,777 SF)
Zoning code
80E
APN
07L-3-3-033-4
UPID
US48-0494169
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
-
Envision Health Partners @ Villa Riverside Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$920k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$783k
Blend (final)
Blend
$850k
Owner & transaction history
Villages At Riverwood LLC
Villages At Riverwood LLC
since 2025
7 recorded transactions
Zoning & alternative use
80E · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Florissant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florissant 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
$920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$740,000
Current use
Blend value · Realmo final
$850k
Range $765k – $935k · ±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
$31 / 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
$111,628
Tax year 2023
Assessed value
$1,373,950
Assessed 2023
Previous assessed
$1,285,600
+6.9% YoY
Effective rate
8.12%
On assessed value
Assessed land
$104,500
Assessed improvement
$1,269,450
Land market value
$550,000
Improvement market value
$6,681,300
Total market value
$7,231,300
Applied tax rate
139.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Units
110
Rooms
11
Bathrooms
3
Total area
27,506 SF
Lot
5.78 ac (251,777 SF)
Zoning code
80E
APN
07L-3-3-033-4
UPID
US48-0494169
Jurisdiction
ST LOUIS
Zoning & alternative use
80E · Florissant, MO
Zoning 80E · permitted uses
80E · Florissant, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Florissant. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$740,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
110
Rooms
11
Bathrooms
3
Lot
5.78 ac
Current owner
From public records · entity-resolved
Villages At Riverwood LLC
Entity
Mailing address
1 INTERNATIONAL PL, BOSTON, MA 02110-2602
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2025
$4,250,000
Villages At Riverwood LLC
Fsq Villa At Riverwood LLC
Special Warranty Deed
—
Jun 14, 2019
—
Fsq,villa At Riverwood Busn Trust
—
Loan Modification
related
$165,000,000 · Citibank
Feb 27, 2017
—
Fsq,villa At Riverwood Busn Trust
—
Loan Modification
related
$100,000,000 · Citibank
Apr 17, 2012
—
Fsq,villa At Riverwood Busn Trust
—
Grant Deed
related
$150,000,000 · Citibank Nys
Apr 10, 2002
—
Fsq Villa At Riverwood Busines
Ilm II Holding INC
Grant Deed
related
—
—
—
Ilm 2 Lease Corp
—
Deed Of Trust
related
$8,800,000 · Fleet National Bank
—
—
Fsq Villa Of Riverwood Busn
—
Deed Of Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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