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Property profile & analytics
OFF-MARKET
Estimated value
$5,500,000
Office buildings
10296 Big Bnd Rd Saint Louis, MO 63122-6425
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US48-3373920
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
26,796 SF
Lot
1.77 ac (77,101 SF)
Zoning code
69C-1
APN
24M-2-2-108-7
UPID
US48-3373920
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
$6.18M
CAP Approach
CAP
$5.37M
Comparable Approach
Comparable
$5.92M
Blend (final)
Blend
$5.50M
Owner & transaction history
Visco Properties LLC · 5 yrs held
Visco Properties LLC
since 2020
Last sale
$5.0M
3 recorded transactions
Zoning & alternative use
69C-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.4M
+85.5%
Retail stores
$5.7M
+43.6%
Commercial (general)
$4.9M
+21.8%
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 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
$6,420,000
ML approach
$6,180,000
CAP Approach
CAP Return
Estimation
6%
$5,815,000
6.5%
$5,365,000
7%
$4,985,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,000,000
Current use
RESTAURANT
$7,420,000
Change: +85% · Conversion: Moderate
RETAIL STORES
$5,745,000
Change: +44% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,875,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$4,130,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,340,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$5.50M
Range $4.95M – $6.05M · ±10% · vs last sale $5.00M (Nov 9 2020)
Last sale anchor
$5.00M
Nov 9 2020
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
$205 / 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
$143,621
Tax year 2023
Assessed value
$1,593,150
Assessed 2023
Previous assessed
$1,230,940
+29.4% YoY
Effective rate
9.01%
On assessed value
Assessed land
$394,750
Assessed improvement
$1,198,400
Land market value
$1,233,600
Improvement market value
$3,745,000
Total market value
$4,978,600
Applied tax rate
138.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Total area
26,796 SF
Lot
1.77 ac (77,101 SF)
Zoning code
69C-1
APN
24M-2-2-108-7
UPID
US48-3373920
Jurisdiction
ST LOUIS
Zoning & alternative use
69C-1 · Saint Louis, MO
Zoning 69C-1 · permitted uses
69C-1 · 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
OFFICE BUILDING Current
Est. value
$4.0M
RESTAURANT
Est. value
$7.4M
RETAIL STORES
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.3M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2008
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Lot
1.77 ac
Current owner
From public records · entity-resolved
Visco Properties LLC
Entity
Mailing address
16 SUNNEN DR STE #164, SAINT LOUIS, MO 63143-3815
Ownership since
2020
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
Nov 9, 2020
$5,000,000
Visco Properties LLC
Metropolitan Urological Properties
Special Warranty Deed
$5,000,000 · Busey Bank
Jan 5, 2007
$1,400,000
Metropolitan Urological Props
Novus-crestwood LLC
Quit Claim Deed
related
$1,121,700 · Enterprise Bank & Trust
Jan 5, 2007
—
Metropolitan Urological Props
Novus-crestwood LLC
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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