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Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Retail space
11809 Borman Dr A, Saint Louis, MO 63146-4112
Trust Owned
20-yr Hold
Free & Clear
Property ID
US48-0180022
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1971
Total area
50,615 SF
Lot
2.6 ac (113,256 SF)
Zoning code
104M-1
APN
15N-1-3-018-4
UPID
US48-0180022
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
$4.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.13M
Owner & transaction history
Grommet Cathy A Trust · 20 yrs held
Grommet Cathy A Trust
since 2005
Last sale
$2.1M
4 recorded transactions
Zoning & alternative use
104M-1 · 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
Method
Estimation
Statistic approach
$4,135,000
ML approach
$4,330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,175,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±10% · vs last sale $2.10M (Mar 18 2020)
Last sale anchor
$2.10M
Mar 18 2020
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
$62 / 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
$75,820
Tax year 2023
Assessed value
$736,000
Assessed 2023
Previous assessed
$531,200
+38.6% YoY
Effective rate
10.30%
On assessed value
Assessed land
$144,960
Assessed improvement
$591,040
Land market value
$453,000
Improvement market value
$1,847,000
Total market value
$2,300,000
Applied tax rate
108.0000
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
1971
Heating
CENTRAL
Cooling
CENTRAL
Stories
5
Rooms
11
Bathrooms
4
Total area
50,615 SF
Lot
2.6 ac (113,256 SF)
Zoning code
104M-1
APN
15N-1-3-018-4
UPID
US48-0180022
Jurisdiction
ST LOUIS
Zoning & alternative use
104M-1 · Saint Louis, MO
Zoning 104M-1 · permitted uses
104M-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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
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
1971
Heating
CENTRAL
Cooling
Yes
Stories
5
Rooms
11
Bathrooms
4
Lot
2.6 ac
Current owner
From public records · entity-resolved
Grommet Cathy A Trust
Trust
Free & Clear · 20 yrs held
Mailing address
PO BOX 11676, SAINT LOUIS, MO 63105-0476
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 10, 2005
—
Grommet Cathy A Trust
Grommet,robert S & Cathy A
Quit Claim Deed
related
—
Dec 9, 2002
—
Robert S Grommet
Ipx Development X111 LLC
Grant Deed
related
—
Jun 19, 2002
—
Ipx Development Xiii LLC
Metro Partners LLC
Grant Deed
$1,560,000 · Bank Of America
May 14, 1999
—
Metro Partners LLC
A P S INC Bankruptcy #98-197
Grant Deed
$1,405,000 · Mercantile 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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