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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Retail space
10775 Watson Rd, Saint Louis, MO 63127-1012
Entity Owned
8-yr Hold
Free & Clear
Property ID
US48-0997591
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
4,211 SF
Lot
0.59 ac (25,700 SF)
Zoning code
101C-1
APN
25M-1-1-001-0
UPID
US48-0997591
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
$875k
CAP Approach
CAP
$870k
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$875k
Owner & transaction history
Sahnsons LLC · 8 yrs held
Sahnsons LLC
since 2017
3 recorded transactions
Zoning & alternative use
101C-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$765,000
+16.4%
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
$875,000
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
RETAIL STORES
$660,000
Current use
COMMERCIAL (GENERAL)
$765,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$650,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$630,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$208 / 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
$80,121
Tax year 2023
Assessed value
$825,150
Assessed 2023
Previous assessed
$751,200
+9.8% YoY
Effective rate
9.71%
On assessed value
Assessed land
$205,600
Assessed improvement
$619,550
Land market value
$642,500
Improvement market value
$1,936,100
Total market value
$2,578,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
NONE
Stories
1
Rooms
11
Bathrooms
6
Total area
4,211 SF
Lot
0.59 ac (25,700 SF)
Zoning code
101C-1
APN
25M-1-1-001-0
UPID
US48-0997591
Jurisdiction
ST LOUIS
Zoning & alternative use
101C-1 · Saint Louis, MO
Zoning 101C-1 · permitted uses
101C-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
RETAIL STORES Current
Est. value
$660,000
COMMERCIAL (GENERAL)
Est. value
$765,000
MEDICAL BUILDING
Est. value
$650,000
OFFICE BUILDING
Est. value
$630,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE 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
2015
Heating
NONE
Stories
1
Rooms
11
Bathrooms
6
Lot
0.59 ac
Current owner
From public records · entity-resolved
Sahnsons LLC
Entity
Free & Clear · 8 yrs held
Mailing address
2447 POMINO WAY, PLEASANTON, CA 94566-6474
Ownership since
2017
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 3, 2017
$3,275,000
Sahnsons LLC
Sansone Watson LLC
Grant Deed
—
Oct 7, 2016
—
Sansone Watson LLC
—
Deed
related
$2,329,225 · Liberty Bank
Oct 30, 2015
—
Sansone Watson LLC
Gene Sanders INC
Special 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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