Entity Owned 
For Lease
$24 SF/Yr
12200 Weber Hill Rd,Unit 200, Sappington, MO 63127
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
66,896 SF
Lot
6.07 ac (264,409 SF)
Zoning code
101PDLCC
APN
27M-2-1-020-0
UPID
US48-0718694
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Business Park
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.40M
Comparable Approach
Comparable
$15.79M
Blend (final)
Blend
$13.62M
Owner & transaction history
since 2017
3 recorded transactions
Zoning & alternative use
101PDLCC · Saint Louis, MO
Top alternative use upside
Restaurant
$18.5M
+85.5%
Commercial (general)
$12.2M
+21.8%
Retail stores
$10.5M
+4.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.62M
Value range
$12.25M – $14.98M
±10% around blend
Estimated value / SF
$204 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$12.25M
blend $13.62M
$14.98M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
66,896 SF
Lot area
6.07 ac
Year built
2005
Stories
3
APN
27M-2-1-020-0
Zoning
101PDLCC
Assessed value
$3,382,020
Annual tax
$325,956
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.40M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$14.52M
@ 6.5% CAP return
$13.40M
@ 7% CAP return
$12.44M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$325,956
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$15.79M
Range $6.21M – $15.82M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.62M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 178 sales
$149
+36%
County 309 sales
$142
+44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $204/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+85%
vs current-use indication
Commercial (general)
Retail Stores
Medical Building
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.81M
Move the market yield to see immediate price impact.
Value / SF
$117
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$492k
$9.85M
$7.03M
$5.47M
$547k
$10.94M
$7.81M
$6.08M
$602k
$12.04M
$8.60M
$6.69M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$325,956
Tax year 2023
Assessed value
$3,382,020
Assessed 2023
Previous assessed
$3,622,020
-6.6% YoY
Effective rate
9.64%
On assessed value
Assessed land
$676,900
Assessed improvement
$2,705,120
Land market value
$2,115,300
Improvement market value
$8,453,500
Total market value
$10,568,800
Applied tax rate
138.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2005
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
66,896 SF
Lot
6.07 ac (264,409 SF)
Zoning code
101PDLCC
APN
27M-2-1-020-0
UPID
US48-0718694
Jurisdiction
ST LOUIS
Zoning & alternative use
101PDLCC · Saint Louis, MOZoning 101PDLCC · permitted uses
101PDLCC · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Lot
6.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
101PDLCC
Jurisdiction
Saint Louis, MO
Recorded code
101PDLCC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 101PDLCC in Saint Louis, MO.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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