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Property profile & analytics
OFF-MARKET
Estimated value
$3,655,000
Manufacturing properties
1160 Research Blvd Saint Louis, MO 63132-1712
Entity Owned
1-yr Hold
Free & Clear
Property ID
US48-0620890
Property profile
Verified
Property type
Manufacturing properties
Use group
PAPER PRODUCT MFG
Year built
1985
Construction
FRAME
Total area
54,541 SF
Lot
2.35 ac (102,375 SF)
Zoning code
82LI
APN
16M-2-4-005-4
UPID
US48-0620890
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
$4.58M
CAP Approach
CAP
$3.33M
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$3.66M
Owner & transaction history
Cjc 1160 LLC · 1 yrs held
Cjc 1160 LLC
since 2025
Last sale
$3.5M
2 recorded transactions
Zoning & alternative use
82LI · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.7M
+53.8%
Neighborhood: shopping center
$5.6M
+50.6%
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
$4,405,000
ML approach
$4,575,000
CAP Approach
CAP Return
Estimation
6%
$3,605,000
6.5%
$3,325,000
7%
$3,090,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,705,000
Current use
RETAIL STORES
$5,695,000
Change: +54% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$5,575,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$3.66M
Range $3.29M – $4.02M · ±10% · vs last sale $3.50M (Jun 16 2021)
Last sale anchor
$3.50M
Jun 16 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
$67 / 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
$74,471
Tax year 2023
Assessed value
$692,890
Assessed 2023
Previous assessed
$527,130
+31.4% YoY
Effective rate
10.75%
On assessed value
Assessed land
$147,420
Assessed improvement
$545,470
Land market value
$460,700
Improvement market value
$1,704,600
Total market value
$2,165,300
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
Manufacturing properties
Use group
PAPER PRODUCT MFG
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
54,541 SF
Lot
2.35 ac (102,375 SF)
Zoning code
82LI
APN
16M-2-4-005-4
UPID
US48-0620890
Jurisdiction
ST LOUIS
Zoning & alternative use
82LI · Saint Louis, MO
Zoning 82LI · permitted uses
82LI · 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.7M
RETAIL STORES
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
2.35 ac
Current owner
From public records · entity-resolved
Cjc 1160 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
600 EMERSON RD STE #210, SAINT LOUIS, MO 63141-6762
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2025
$4,325,000
Cjc 1160 LLC
Bmo II Research LLC
Warranty Deed
—
Jun 16, 2021
$3,500,000
Bmo II Research LLC
Cwl Research LLC
Special Warranty Deed
$2,520,350 · Carrollton Bank
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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