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Property profile & analytics
OFF-MARKET
Estimated value
$12,465,000
Office buildings
12475 Manchester Rd, Saint Louis, MO 63131
Entity Owned
Absentee Owner
Free & Clear
Property ID
US48-0994274
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2009
Construction
TYPE NOT SPECIFIED
Total area
91,135 SF
Lot
6.52 ac (284,098 SF)
Zoning code
17C-3
APN
22O-6-3-078-2
UPID
US48-0994274
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.37M
Blend (final)
Blend
$12.47M
Owner & transaction history
EDJ LEASING CO
EDJ LEASING CO
Zoning & alternative use
17C-3 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$16.6M
+21.8%
Retail stores
$14.2M
+4.7%
Medical building
$14.0M
+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
$13,610,000
Current use
COMMERCIAL (GENERAL)
$16,585,000
Change: +22% · Conversion: Easy
RETAIL STORES
$14,245,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$14,040,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$11,365,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$12.47M
Range $11.22M – $13.71M · ±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
$137 / 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
$721,522
Tax year 2023
Assessed value
$7,737,500
Assessed 2023
Previous assessed
$6,467,900
+19.6% YoY
Effective rate
9.33%
On assessed value
Assessed land
$1,309,120
Assessed improvement
$6,428,380
Land market value
$4,091,000
Improvement market value
$20,088,700
Total market value
$24,179,700
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 (MULTI-STORY)
Status
Off-Market
Year built
2009
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
6
Total area
91,135 SF
Lot
6.52 ac (284,098 SF)
Zoning code
17C-3
APN
22O-6-3-078-2
UPID
US48-0994274
Jurisdiction
ST LOUIS
Zoning & alternative use
17C-3 · Saint Louis, MO
Zoning 17C-3 · permitted uses
17C-3 · 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
$13.6M
COMMERCIAL (GENERAL)
Est. value
$16.6M
RETAIL STORES
Est. value
$14.2M
MEDICAL BUILDING
Est. value
$14.0M
AUTO REPAIR, GARAGE
Est. value
$11.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2009
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
3
Lot
6.52 ac
Current owner
From public records · entity-resolved
EDJ LEASING CO
Individual
Free & Clear · 0 yrs held
Mailing address
12555 MANCHESTER RD, SAINT LOUIS, MO 63131-3710
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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