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Property profile & analytics
OFF-MARKET
Estimated value
$15,320,000
Retail space
11701 Missouri Btm Rd, Hazelwood, MO 63042-2437
Entity Owned
3-yr Hold
Free & Clear
Property ID
US48-3331487
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Total area
205,808 SF
Lot
8.79 ac (382,718 SF)
Zoning code
M1
APN
10L-1-3-053-8
UPID
US48-3331487
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
-
Cheyenne Logistics Business Management Consultant
-
Iron Mountain Recycling Center Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.42M
Blend (final)
Blend
$15.32M
Owner & transaction history
Forbes Hazelwood LLC · 3 yrs held
Forbes Hazelwood LLC
since 2023
Last sale
$19.6M
5 recorded transactions
Zoning & alternative use
M1 · Hazelwood, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$25.1M
+39.1%
Medical building
$25.0M
+38.6%
Neighborhood: shopping center
$20.5M
+13.5%
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 Hazelwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hazelwood 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
$11,905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$18,040,000
Current use
OFFICE BUILDING
$25,095,000
Change: +39% · Conversion: Easy
MEDICAL BUILDING
$25,010,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,470,000
Change: +13% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$16,385,000
Change: -9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,255,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$15.32M
Range $13.79M – $16.85M · ±10% · vs last sale $19.64M (Apr 20 2023)
Last sale anchor
$19.64M
Apr 20 2023
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
$74 / 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
$254,893
Tax year 2023
Assessed value
$2,530,460
Assessed 2023
Previous assessed
$2,571,770
-1.6% YoY
Effective rate
10.07%
On assessed value
Assessed land
$367,420
Assessed improvement
$2,163,040
Land market value
$1,148,200
Improvement market value
$6,759,500
Total market value
$7,907,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Heating
CENTRAL
Cooling
CENTRAL
Stories
4
Total area
205,808 SF
Lot
8.79 ac (382,718 SF)
Zoning code
M1
APN
10L-1-3-053-8
UPID
US48-3331487
Jurisdiction
ST LOUIS
Zoning & alternative use
M1 · Hazelwood, MO
Zoning M1 · permitted uses
M1 · Hazelwood, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hazelwood. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$18.0M
OFFICE BUILDING
Est. value
$25.1M
MEDICAL BUILDING
Est. value
$25.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.5M
INDUSTRIAL (GENERAL)
Est. value
$16.4M
COMMERCIAL (GENERAL)
Est. value
$16.3M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
1997
Heating
CENTRAL
Cooling
Yes
Stories
4
Lot
8.79 ac
Current owner
From public records · entity-resolved
Forbes Hazelwood LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2600 GRAND BLVD STE #700, KANSAS CITY, MO 64108-4623
Ownership since
2023
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
Apr 20, 2023
—
Forbes Hazelwood LLC
La Hazelwood LLC
Intrafamily Transfer
related
—
Feb 12, 2016
$19,637,500
Iron Mtn Information Mgmt LLC
Crp Holdings B LP
Grant Deed
—
Mar 22, 2013
—
Holdings B LP
—
Deed Of Trust
related
$62,924,706 · Us Bank NA #2006-ldp8 (ce)
Mar 27, 2006
$18,020,000
Holdings B
Ppf Indl 11701-19 Missouri Bo
Grant Deed
related
—
Jun 15, 2004
—
Indl 11701-19 Missouri Bo Ppf
Equitable Life Assurance Socie
Grant Deed
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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