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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    1034 Brentwood Blvd Richmond Heights, MO 63117

    • Office buildings
    • 13,090 SF
    • 3.88 lot acres
    For Lease
    View listing
    $25 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US48-1458007
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Neimeyer Law, LLC / Law Firm
    • Lickenbrock Technologies / (Bike/Boat/Book/etc) Store / Corporate Office
    • Dr. Kenneth Rotskoff / Dental Office
    • LifeStance Therapists & Psychiatrists Richmond Heights / Medical Clinic
    • Virginia G. Lanier, DPT / Physician

    Property Details for 1034 Brentwood Blvd

    Year built
    2010
    Lot size
    3.88 lot acres
    Property size
    13,090 SF
    Property type
    Office buildings
    APN
    19K-2-2-139-3
    APU
    19K221393

    Description

    The University Tower, a Class B medical office building, presents a unique investment opportunity. Located at the intersection of Highway 40 and Brentwood, this 23-story building offers 43,271 square feet of space, with 49,386 square feet currently vacant. Units range from a minimum of 600 square feet to a maximum contiguous space of 11,967 square feet, ideal for various medical practices. Built in 1973 and extensively renovated in 2017 (with garage renovations completed in 2018), the building boasts modern amenities including updated restrooms, three renovated conference rooms, new flooring and wall coverings, and modernized lighting throughout the common areas. Tenants enjoy convenient access to public transportation, on-site property management, and nearby amenities such as the Blue Sky Restaurant and Coma Coffee. Fiber optic service is provided by both AT&T and Charter. Building security includes 24-hour card reader access. Further improvements, including building reglazing, are planned for the near future. Additional tenant perks include free gym access for the first year and four hours of complimentary conference room use per month. The property is zoned PDC and features two parking spaces. The annual property tax cost per square foot is $3.22.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,840,000
      6.5%
      $2,620,000
      7%
      $2,435,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,486,000
      Market price range: $748k - $1.49M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,955,000
      Current use
      COMMERCIAL (GENERAL)
      $2,380,000
      Change: +22% Conversion: Easy
      RETAIL STORES
      $2,355,000
      Change: +21% Conversion: Moderate
      MEDICAL BUILDING
      $2,015,000
      Change: +3% Conversion: Easy
      AUTO REPAIR, GARAGE
      $1,630,000
      Change: -17% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saint Louis
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.3444
    Latitude
    38.6364
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $843,996
    $1,082,240
    $7,922,590
    $9,004,830
    -
    $3,382,000
    $24,758,100
    $28,140,100

    Comparable in this City

    • Value Estimation by Request
      2,432 SF

      7306 Wise Ave

      OFFICE BUILDING • 2,432 SF
      7306 Wise Ave, Saint Louis, MO 63117-1719
      View Details
    • Value Estimation
      $945,000
      4,787 SF

      1200 Big Bnd Blvd

      OFFICE BUILDING • 4,787 SF
      1200 Big Bnd Blvd, Saint Louis, MO 63117-1614
      View Details
    • Value Estimation by Request
      2,739 SF

      1418 Big Bnd Blvd

      OFFICE BUILDING • 2,739 SF
      1418 Big Bnd Blvd, Saint Louis, MO 63117-2204
      View Details
    • Value Estimation by Request
      2,316 SF

      1602 Big Bnd Blvd

      OFFICE BUILDING • 2,316 SF
      1602 Big Bnd Blvd, Saint Louis, MO 63117-2208
      View Details
    • Value Estimation by Request
      2,272 SF

      2019 Big Bnd Blvd

      PROFESSIONAL BUILDING • 2,272 SF
      2019 Big Bnd Blvd, Saint Louis, MO 63117-2403
      View Details
    • Value Estimation
      $880,000
      9,355 SF

      8007 Clayton Rd

      OFFICE BUILDING • 9,355 SF
      8007 Clayton Rd, Saint Louis, MO 63117-1101
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      64,000 SF

      Remodeled Corporate Center in Clayton

      Remodeled corporate center with modern finishes and convenient highway access.
      7700-7750 Clayton Rd, Saint Louis, MO 63117
      View Details
    • $6,495,000
      8,500 SF

      Clayton Road Executive Offices

      St. Louis Office & Retail Complex
      8211-8221 Clayton Rd St, St. Louis, MO 63117
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    • Contact for pricing
      1,000 SF

      Prime Richmond Heights Office Space

      Spacious office suites in a high-visibility Richmond Heights location.
      1047 S Big Bend Blvd, Saint Louis, MO 63117
      View Details
    • $2,350,000
      7,200 SF

      Clayton Road Executive Office Building

      Prime Clayton location, 7,200 SF, $2.35M
      6369 Clayton Rd, Clayton, MO 63117
      View Details
    • $435,000
      Pending

      Mixed-Use Building Near Forest Park

      Mixed-use building in Dogtown near Forest Park with commercial and residential spaces.
      1368 Mccausland Ave St, Louis, MO 63117
      View Details
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      5,380 SF

      Hi Pointe Place Creative Office

      St. Louis Creative Office, $1.89M
      1002 Hi Pointe Pl St, St. Louis, MO 63117
      View Details

    Similar Nearby for Lease

    • $23 SF/Yr
      64,000 SF

      Clayton Plaza Executive Suites

      Prestigious Clayton Office Space Available
      7700-7750 Clayton Rd, Richmond Heights, MO 63117
      View Details
    • $32 SF/Yr
      49,330 SF

      Bellevue Ave Medical Office Space

      Prime Richmond Heights medical office suites available.
      1035 Bellevue Ave, Richmond Heights, MO 63117
      View Details
    • $29 SF/Yr
      18,800 SF

      Clayton Road Executive Suites

      Prime St. Louis Office & Retail Space Available
      8211-8221 Clayton Rd St, St. Louis, MO 63117
      View Details
    • $25 SF/Yr
      43,271 SF

      University Tower Medical Office Space

      Prime Medical Office, Highway 40 Access
      1034 Brentwood Blvd, Richmond Heights, MO 63117
      View Details
    • $13 SF/Yr
      1,658 SF

      Clayton Road Executive Office Suite

      1658 SF Office, High Visibility, Ample Parking
      7801 Clayton Rd, Clayton, MO 63117
      View Details
    • Contact for pricing

      Former Restaurant Site For Sublease

      High-profile restaurant site near Clayton with retail and office space.
      7950 Clayton Rd St, Louis, MO 63117
      View Details
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    1034 Brentwood Blvd
    Richmond Heights, MO 63117
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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