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Property profile & analytics
OFF-MARKET
Estimated value
$3,850,000
Community centers
10803 Florissant Ave, Saint Louis, MO 63136-2405
Entity Owned
26-yr Hold
~
Est. High Equity
Property ID
US48-0225975
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1989
Construction
FRAME
Total area
104,509 SF
Lot
10.49 ac (456,944 SF)
Zoning code
22C-2
APN
10H-6-2-044-5
UPID
US48-0225975
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
-
Planet Fitness Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.85M
Owner & transaction history
Ncf LLC · 26 yrs held
Ncf LLC
since 1999
5 recorded transactions
Zoning & alternative use
22C-2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$37 / 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
$186,547
Tax year 2023
Assessed value
$1,792,000
Assessed 2023
Previous assessed
$1,649,120
+8.7% YoY
Effective rate
10.41%
On assessed value
Assessed land
$981,150
Assessed improvement
$810,850
Land market value
$3,066,100
Improvement market value
$2,533,900
Total market value
$5,600,000
Applied tax rate
111.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1989
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
11
Total area
104,509 SF
Lot
10.49 ac (456,944 SF)
Zoning code
22C-2
APN
10H-6-2-044-5
UPID
US48-0225975
Jurisdiction
ST LOUIS
Zoning & alternative use
22C-2 · Saint Louis, MO
Zoning 22C-2 · permitted uses
22C-2 · 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.
Building & site characteristics
From public records
Year built
1989
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
11
Lot
10.49 ac
Current owner
From public records · entity-resolved
Ncf LLC
Entity
Mailing address
1850 CRAIGSHIRE RD STE #103, SAINT LOUIS, MO 63146-4013
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2023
—
Ncf LLC
—
Deed
related
$4,000,000 · Carrollton Bank
Jul 28, 1999
—
Ncf LLC
St Louis Investment Properties
Grant Deed
$3,485,000 · Bank Of America
—
—
Ncf LLC
—
Deed Of Trust
related
$3,700,000 · Carrollton Bank
—
—
Ncf LLC
—
Deed Of Trust
related
$52,500,000 · American Equity Inv Life Ins
—
—
Ncf LLC
—
Deed Of Trust
related
$4,500,000 · Principal Commercial Funding
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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