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Property profile & analytics
OFF-MARKET
Estimated value
$9,415,000
Grocery and convenience stores
101 Civic Ctr Dr, Lake Saint Louis, MO 63367-3027
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US48-0610744
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2003
Total area
74,714 SF
Lot
12.56 ac (547,114 SF)
APN
4-0023-9440-00-0001.0000000
UPID
US48-0610744
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.42M
Blend (final)
Blend
$9.42M
Owner & transaction history
Mcw-rd Lake St Louis LLC · 18 yrs held
Mcw-rd Lake St Louis LLC
since 2007
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$14.5M
+16.2%
Auto repair, garage
$13.0M
+3.8%
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 Lake Saint Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Saint Louis 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$12,475,000
Current use
MEDICAL BUILDING
$14,495,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,950,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,615,000
Change: -15% · Conversion: Moderate
OFFICE BUILDING
$10,610,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$9.42M
Range $8.47M – $10.36M · ±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
$126 / 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
$1,718,729
Assessed 2023
Previous assessed
$1,656,353
+3.8% YoY
Land market value
$2,462,013
Improvement market value
$2,909,016
Total market value
$5,371,029
Applied tax rate
4.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2003
Heating
NONE
Stories
1
Total area
74,714 SF
Lot
12.56 ac (547,114 SF)
APN
4-0023-9440-00-0001.0000000
UPID
US48-0610744
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
RETAIL STORES Current
Est. value
$12.5M
MEDICAL BUILDING
Est. value
$14.5M
AUTO REPAIR, GARAGE
Est. value
$13.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.6M
OFFICE BUILDING
Est. value
$10.6M
RETAIL STORES Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2003
Heating
NONE
Stories
1
Lot
12.56 ac
Current owner
From public records · entity-resolved
Mcw-rd Lake St Louis LLC
Entity
Mailing address
25 N BRENTWOOD BLVD, SAINT LOUIS, MO 63105-3709
Ownership since
2007
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
May 20, 2009
—
Mcw-rd Lake St Louis LLC
—
Loan Modification
related
$165,684,006 · Miscellaneous Ins Co
Aug 17, 2007
$15,347,070
Mcw-rd Lake St Louis LLC
Sm Props Lake St Louis LLC
Grant Deed
$130,000,000 · Miscellaneous Ins Co
—
—
Usr-desco Lake St Louis LLC
—
Deed Of Trust
related
$129,000,000 · Miscellaneous Ins Co
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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