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Property profile & analytics
OFF-MARKET
Estimated value
$2,820,000
Investment properties
1216 8th St 1240 Saint Louis, MO 63104-3610
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0677035
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1908
Construction
BRICK
Total area
9,600 SF
Lot
0.95 ac (41,208 SF)
Zoning code
I
APN
046303-00120
UPID
US48-0677035
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
$2.86M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$3.29M
Blend (final)
Blend
$2.82M
Owner & transaction history
4 Hands Real Estate LLC · 4 yrs held
4 Hands Real Estate LLC
since 2022
Last sale
$2.7M
2 recorded transactions
Zoning & alternative use
I · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
iple-Family Dwelling District, “D” Multiple-Family Dwelling District, “E” Multiple-Family Dwelling District, “F” Neighborhood Commercial District, “G” Local Commercial and Office District, “H” Area Commercial District, “I” Central Business District, “J” Industrial District, “K” Unrestricted District, and “L” Jefferson Memorial District. The Zoning District M…
Zone name
Central Business District
General category
COMMERCIAL
Zone area
632.26 ac
Source
Citywide Zoning District Map
Top alternative use upside
Restaurant
$2.7M
+2.1%
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
$2,820,000
ML approach
$2,860,000
CAP Approach
CAP Return
Estimation
6%
$1,880,000
6.5%
$1,735,000
7%
$1,610,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,605,000
Current use
RESTAURANT
$2,660,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.82M
Range $2.54M – $3.10M · ±10% · vs last sale $2.70M (Jun 9 2022)
Last sale anchor
$2.70M
Jun 9 2022
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
$294 / 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
$77,265
Tax year 2023
Assessed value
$804,900
Assessed 2023
Previous assessed
$216,100
+272.5% YoY
Effective rate
9.60%
On assessed value
Assessed land
$42,800
Assessed improvement
$762,100
Land market value
$133,900
Improvement market value
$2,381,500
Total market value
$2,515,400
Applied tax rate
7.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1908
Construction
BRICK
Heating
YES
Cooling
CENTRAL
Buildings
3
Stories
1
Units
2
Total area
9,600 SF
Lot
0.95 ac (41,208 SF)
Zoning code
I
APN
046303-00120
UPID
US48-0677035
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
I · Saint Louis, MOZoning I · permitted uses
I · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
iple-Family Dwelling District, “D” Multiple-Family Dwelling District, “E” Multiple-Family Dwelling District, “F” Neighborhood Commercial District, “G” Local Commercial and Office District, “H” Area Commercial District, “I” Central Business District, “J” Industrial District, “K” Unrestricted District, and “L” Jefferson Memorial District. The Zoning District Map shows the 12 primary zoning districts and 3 Zoning Overlay Districts: Communit
Zone name
Central Business District
General category
COMMERCIAL
Zone area
632.26 ac
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.6M
RESTAURANT
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1908
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
2
Lot
0.95 ac
Current owner
From public records · entity-resolved
4 Hands Real Estate LLC
Entity
Mailing address
1220 S 8TH ST, SAINT LOUIS, MO 63104-3610
Ownership since
2022
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 9, 2022
$2,700,000
4 Hands Real Estate LLC
Bkf LLC
Special Warranty Deed
$2,430,000 · Enterprise Bank & Trust
—
—
Bkf LLC
—
Deed Of Trust
related
$82,249 · St Louis Local Dev Co
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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