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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Retail space
1049 Clay Ave Saint Louis, MO 63122-2634
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US48-0460929
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1941
Construction
FRAME
Total area
2,784 SF
Lot
0.17 ac (7,501 SF)
Zoning code
32B3
APN
22M-1-3-204-0
UPID
US48-0460929
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
-
James F. McMullin Law Firm
-
Hellmich, Hill & Retter Law Firm
-
Jace & Sons House Repair LLC Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$515k
Blend (final)
Blend
$540k
Owner & transaction history
Flat Circle Holdings LLC · 7 yrs held
Flat Circle Holdings LLC
since 2019
7 recorded transactions
Zoning & alternative use
32B3 · 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
by Request
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
RETAIL STORES
$595,000
Current use
COMMERCIAL (GENERAL)
$505,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$194 / 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
$17,428
Tax year 2023
Assessed value
$175,970
Assessed 2023
Previous assessed
$136,830
+28.6% YoY
Effective rate
9.90%
On assessed value
Assessed land
$24,000
Assessed improvement
$151,970
Land market value
$75,000
Improvement market value
$474,900
Total market value
$549,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1941
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
1
Total area
2,784 SF
Lot
0.17 ac (7,501 SF)
Zoning code
32B3
APN
22M-1-3-204-0
UPID
US48-0460929
Jurisdiction
ST LOUIS
Zoning & alternative use
32B3 · Saint Louis, MO
Zoning 32B3 · permitted uses
32B3 · 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
$595,000
COMMERCIAL (GENERAL)
Est. value
$505,000
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
1941
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Flat Circle Holdings LLC
Entity
Mailing address
2000 S HANLEY RD, SAINT LOUIS, MO 63144-1524
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2019
$780,000
Flat Circle Holdings LLC
Wood Real Estate Holdings LLC
Warranty Deed
related
$628,000 · Carrollton Bk
Nov 28, 2018
—
Wood Real Estates Holding LLC
—
Deed
related
$570,500 · Saint Louis Bank
Aug 18, 2017
$710,000
Wood Real Estate Holdings LLC
Redmond Investment II LLC
Grant Deed
related
$568,000 · Midwest Bankcentre
Oct 29, 2003
—
Redmond Investment II LLC
Mead,william R & Jacqueline M
Grant Deed
$676,000 · Southern Commercial Bank
Aug 15, 2000
—
William R Mead
Jones,marilyn
Grant Deed
$239,900 · First National Bank St Louis
—
—
Wood Real Estates Holding LLC
—
Deed Of Trust
related
$570,500 · Saint Louis Bank
—
—
Redmond Investments II LLC
—
Deed Of Trust
related
$1,033,500 · Pulaski Bank
—
—
Redmond Investments II LLC
—
Deed Of Trust
related
—
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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