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Property profile & analytics
OFF-MARKET
Estimated value
$4,530,000
Office buildings
11358 Van Cleve Ave Saint Louis, MO 63114-1131
Individually Owned
4-yr Hold
Free & Clear
Property ID
US48-0337528
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Construction
TYPE NOT SPECIFIED
Total area
25,225 SF
Lot
1.07 ac (46,740 SF)
Zoning code
R2
APN
14M-1-4-155-3
UPID
US48-0337528
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
$5.37M
CAP Approach
CAP
$5.05M
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$4.53M
Owner & transaction history
The Childrens Home Society Of Misso · 4 yrs held
The Childrens Home Society Of Misso
since 2021
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
R2 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.0M
+85.5%
Commercial (general)
$4.6M
+21.8%
Medical building
$3.9M
+3.2%
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
$5,250,000
ML approach
$5,365,000
CAP Approach
CAP Return
Estimation
6%
$5,475,000
6.5%
$5,050,000
7%
$4,690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,765,000
Current use
RESTAURANT
$6,985,000
Change: +85% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,590,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$3,885,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,145,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.53M
Range $4.08M – $4.98M · ±10% · vs last sale $4.18M (Sep 15 2021)
Last sale anchor
$4.18M
Sep 15 2021
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
$180 / 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
Assessed value
$694,650
Assessed 2023
Previous assessed
$535,230
+29.8% YoY
Assessed land
$104,700
Assessed improvement
$589,950
Land market value
$327,200
Improvement market value
$1,843,600
Total market value
$2,170,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2010
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
6
Bathrooms
1
Total area
25,225 SF
Lot
1.07 ac (46,740 SF)
Zoning code
R2
APN
14M-1-4-155-3
UPID
US48-0337528
Jurisdiction
ST LOUIS
Zoning & alternative use
R2 · Saint Louis, MO
Zoning R2 · permitted uses
R2 · 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
OFFICE BUILDING Current
Est. value
$3.8M
RESTAURANT
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2010
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
6
Bathrooms
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
The Childrens Home Society Of Misso
Individual
Free & Clear · 4 yrs held
Mailing address
1167 CORPORATE LK DR, SAINT LOUIS, MO 63132-1716
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2021
$4,175,000
The Childrens Home Society Of Misso
Gamma North Lindbergh LLC
Special Warranty Deed
—
Dec 10, 2010
—
Gamma North Lindbergh II LLC
Gamma North Lindbergh LLC
Quit Claim Deed
related
—
Aug 23, 2010
$525,000
Gamma North Lindbergh LLC
Tri-state District Of Wesleyan Ch
Warranty Deed
—
Aug 23, 2010
—
Gamma North Lindbergh LLC
Tri-state District Of Wesleyan Ch
Quit Claim Deed
related
—
May 7, 2010
—
Tri-state District Of Wesleyan Ch
Kansas District Of Wesleyan Ch In
Warranty Deed
related
—
Mar 21, 2007
$90,000
Gamma North Lindbergh LLC
Rush,david N
Warranty Deed
related
—
—
—
David N Rush
—
Deed Of Trust
related
$64,500 · Mcguire Mortgage Co
—
—
David N Rush
—
Deed Of Trust
related
$25,500 · Mcguire Mortgage Co
—
—
David N Rush
—
Deed Of Trust
related
$90,000 · Abn Amro Mortgage Group INC
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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