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Property profile & analytics
OFF-MARKET
Estimated value
$680,000
Office buildings
11685 Manchester Rd, Saint Louis, MO 63131-4613
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-3322799
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
FRAME
Total area
6,840 SF
Lot
0.28 ac (12,197 SF)
Zoning code
17C-1
APN
22N-2-3-129-2
UPID
US48-3322799
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
-
Sync Payments Business To Business Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$713k
Blend (final)
Blend
$680k
Owner & transaction history
First Hander Holdings LLC · 5 yrs held
First Hander Holdings LLC
since 2021
7 recorded transactions
Zoning & alternative use
17C-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+4.7%
Medical building
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,020,000
Current use
RETAIL STORES
$1,070,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$1,055,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$855,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$680k
Range $612k – $748k · ±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
$99 / 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
$20,626
Tax year 2023
Assessed value
$221,190
Assessed 2023
Previous assessed
$211,200
+4.7% YoY
Effective rate
9.33%
On assessed value
Assessed land
$46,850
Assessed improvement
$174,340
Land market value
$146,400
Improvement market value
$544,800
Total market value
$691,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
6,840 SF
Lot
0.28 ac (12,197 SF)
Zoning code
17C-1
APN
22N-2-3-129-2
UPID
US48-3322799
Jurisdiction
ST LOUIS
Zoning & alternative use
17C-1 · Saint Louis, MO
Zoning 17C-1 · permitted uses
17C-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
OFFICE BUILDING Current
Est. value
$1.0M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$855,000
OFFICE BUILDING Current
RETAIL STORES
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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
First Hander Holdings LLC
Entity
Mailing address
5 W PT LN, SAINT LOUIS, MO 63131-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2022
—
First Hander Holdings LLC
—
Deed
related
$964,154 · Cnb St Louis Bank
Oct 22, 2021
—
First Hander Holdings LLC
—
Deed
related
$351,084 · Cnb St Louis Bank
Aug 19, 2021
—
First Hander Holdings LLC
—
Deed
related
$351,084 · Cnb St Louis Bank
Jun 30, 2021
$681,187
First Hander Holdings LLC
Hawkins INC
Special Warranty Deed
$613,070 · Cnb St Louis Bank
Jan 19, 2011
$970,000
Vertex Chemical Corp
Rha Corp
Grant Deed
—
Nov 21, 2006
$630,000
Rha Corp
Gaffner Ramon W
Grant Deed
—
Feb 27, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Affidavit Of Death
related
—
Jun 15, 2005
—
Ramon Gaffner
Gaffner,alma L
Affidavit Of Death
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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