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Property profile & analytics
OFF-MARKET
Estimated value
$12,730,000
Grocery and convenience stores
10233 Manchester Rd Saint Louis, MO 63122-1532
Entity Owned
4-yr Hold
Free & Clear
Property ID
US48-0632676
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1986
Total area
60,031 SF
Lot
5.5 ac (239,580 SF)
Zoning code
B3
APN
22M-5-2-039-5
UPID
US48-0632676
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
-
The Greek Kitchen in Schnucks Restaurant
-
Seoul Taco Restaurant
-
Hungry Joe's from the Greek Kitchen in Schnucks Restaurant
-
Schnucks Kirkwood Floral (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.39M
CAP Approach
CAP
$12.43M
Comparable Approach
Comparable
$11.30M
Blend (final)
Blend
$12.73M
Owner & transaction history
Mdc Coast 26 LLC · 4 yrs held
Mdc Coast 26 LLC
since 2022
Last sale
$14.2M
2 recorded transactions
Zoning & alternative use
B3 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.6M
+29.2%
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 Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$14,835,000
ML approach
$9,390,000
CAP Approach
CAP Return
Estimation
6%
$13,460,000
6.5%
$12,425,000
7%
$11,535,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,875,000
Current use
RESTAURANT
$16,625,000
Change: +29% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,925,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$12.73M
Range $11.46M – $14.00M · ±10% · vs last sale $14.21M (Jan 3 2022)
Last sale anchor
$14.21M
Jan 3 2022
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
$212 / 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
$180,433
Tax year 2023
Assessed value
$1,821,820
Assessed 2023
Previous assessed
$1,736,000
+4.9% YoY
Effective rate
9.90%
On assessed value
Assessed land
$1,104,000
Assessed improvement
$717,820
Land market value
$3,450,000
Improvement market value
$2,243,200
Total market value
$5,693,200
Applied tax rate
116.0000
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
1986
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
11
Total area
60,031 SF
Lot
5.5 ac (239,580 SF)
Zoning code
B3
APN
22M-5-2-039-5
UPID
US48-0632676
Jurisdiction
ST LOUIS
Zoning & alternative use
B3 · Saint Louis, MO
Zoning B3 · permitted uses
B3 · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$12.9M
RESTAURANT
Est. value
$16.6M
COMMERCIAL (GENERAL)
Est. value
$10.9M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
11
Lot
5.5 ac
Current owner
From public records · entity-resolved
Mdc Coast 26 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
11995 EL CAMINO REAL, SAN DIEGO, CA 92130-2539
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2023
—
10230 40 Manchester LLC
—
Deed
related
$19,440,000 · Vw Credit INC
Jan 3, 2022
$14,207,730
Mdc Coast 26 LLC
Schnuck Markets INC
Special Warranty Deed
—
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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