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Property profile & analytics
OFF-MARKET
Estimated value
$3,110,000
Retail space
10455 Saint Charles Rock Rd Saint Ann, MO 63074-1829
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US48-0344417
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
FRAME
Total area
32,706 SF
Lot
3.21 ac (139,828 SF)
Zoning code
72C2
APN
13L-4-3-108-9
UPID
US48-0344417
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
$3.22M
Blend (final)
Blend
$3.11M
Owner & transaction history
Cfv Commercial Properties INC · 17 yrs held
Cfv Commercial Properties INC
since 2009
2 recorded transactions
Zoning & alternative use
72C2 · Saint Ann, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.7M
+10.3%
Office building
$4.6M
+10.0%
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 Ann submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Ann 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
$4,215,000
Current use
AUTO REPAIR, GARAGE
$4,650,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$4,635,000
Change: +10% · Conversion: Easy
MEDICAL BUILDING
$3,975,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.11M
Range $2.80M – $3.42M · ±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
$95 / 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
$55,401
Tax year 2023
Assessed value
$443,390
Assessed 2023
Previous assessed
$432,000
+2.6% YoY
Effective rate
12.49%
On assessed value
Assessed land
$246,300
Assessed improvement
$197,090
Land market value
$769,700
Improvement market value
$615,900
Total market value
$1,385,600
Applied tax rate
126.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
32,706 SF
Lot
3.21 ac (139,828 SF)
Zoning code
72C2
APN
13L-4-3-108-9
UPID
US48-0344417
Jurisdiction
ST LOUIS
Zoning & alternative use
72C2 · Saint Ann, MOZoning 72C2 · permitted uses
72C2 · Saint Ann, MO
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
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL 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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
3.21 ac
Current owner
From public records · entity-resolved
Cfv Commercial Properties INC
Entity
Mailing address
10143 PAGET DR, SAINT LOUIS, MO 63132-2915
Ownership since
2009
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
Jan 2, 2009
—
Cfv Commercial Properties INC
Vatterott Properties INC
Quit Claim Deed
related
$941,053 · The Business Bank Of St Louis
Jun 26, 2003
—
Vatterott Properties INC
Charles F Vatterott Commercial
Quit Claim Deed
related
$305,484 · Reliance Bank
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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