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Property profile & analytics
OFF-MARKET
Estimated value
$20,365,000
Grocery and convenience stores
10461 Manchester Rd Saint Louis, MO 63122-1522
Entity Owned
3-yr Hold
Free & Clear
Property ID
US48-0225053
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2019
Total area
125,761 SF
Lot
3.12 ac (136,029 SF)
Zoning code
32B4
APN
22M-5-1-061-5
UPID
US48-0225053
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
-
Extra Space Storage Storage Facility
-
Katherine A. Petkewicz, PharmD Pharmacy
-
Tuhill Kristine M Pharmacy
-
higi Physician
-
Lindsey McClure, PharmD Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.03M
Comparable Approach
Comparable
$18.71M
Blend (final)
Blend
$20.37M
Owner & transaction history
Life Storage LP · 3 yrs held
Life Storage LP
since 2022
Last sale
$20.6M
3 recorded transactions
Zoning & alternative use
32B4 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$21,525,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$28,195,000
6.5%
$26,025,000
7%
$24,170,000
Alternative Use
Use
Estimation
RETAIL STORES
$26,970,000
Current use
COMMERCIAL (GENERAL)
$22,885,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$20.37M
Range $18.33M – $22.40M · ±10% · vs last sale $20.61M (Sep 15 2022)
Last sale anchor
$20.61M
Sep 15 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
$162 / 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
$298,825
Tax year 2023
Assessed value
$3,017,220
Assessed 2023
Previous assessed
$2,798,400
+7.8% YoY
Effective rate
9.90%
On assessed value
Assessed land
$522,370
Assessed improvement
$2,494,850
Land market value
$1,632,400
Improvement market value
$7,796,400
Total market value
$9,428,800
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
2019
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
125,761 SF
Lot
3.12 ac (136,029 SF)
Zoning code
32B4
APN
22M-5-1-061-5
UPID
US48-0225053
Jurisdiction
ST LOUIS
Zoning & alternative use
32B4 · Saint Louis, MO
Zoning 32B4 · permitted uses
32B4 · 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
$27.0M
COMMERCIAL (GENERAL)
Est. value
$22.9M
RETAIL STORES Current
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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.12 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Free & Clear · 3 yrs held
Mailing address
6467 MAIN ST, WILLIAMSVILLE, NY 14221-5856
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2022
$20,613,750
Life Storage LP
Ez Storage Kirkwood LLC
Warranty Deed
—
Dec 26, 2019
—
Ez Storage Kirkwood LLC
—
Grant Deed
related
$9,152,247 · First Bk
Aug 8, 2017
—
Supervalu Holdings INC
—
Loan Modification
related
$840,000,000 · Goldman Sachs Bk USA
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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