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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Retail space
12528 Olive Blvd Saint Louis, MO 63141-6294
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US48-0590198
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
13,280 SF
Lot
3.82 ac (166,399 SF)
Zoning code
A
APN
17O-4-3-121-1
UPID
US48-0590198
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
-
Emily S. Martin, DDS Dental Office
-
Adam J. Bree, DMD Dental Office
-
Christopher P. Brown, DDS Dental Office
-
CUTCO Kitchen Furniture & Home Goods
-
Gulf Shores Restaurant & Grill Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.75M
Comparable Approach
Comparable
$3.48M
Blend (final)
Blend
$960k
Owner & transaction history
Altus Questover LLC · 18 yrs held
Altus Questover LLC
since 2008
3 recorded transactions
Zoning & alternative use
A · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ty of population. Districts also regulate and determine the size of yards. The Zoning District Map shows districts as approved by the Board of Aldermen as part of the Zoning Code. The City is divided into 12 districts: “A” Single-Family Dwelling District, “B” Two-Family Dwelling District, “C” Multiple-Family Dwelling District, “D” Multiple-Family Dwelling Di…
Zone name
Single Family Dwelling District
General category
RESIDENTIAL
Zone area
10,125.57 ac
Source
Citywide Zoning District Map
Top alternative use upside
Restaurant
$3.7M
+77.2%
Commercial (general)
$2.4M
+16.4%
Office building
$2.3M
+12.6%
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%
$2,975,000
6.5%
$2,750,000
7%
$2,550,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,075,000
Current use
RESTAURANT
$3,680,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,415,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$2,335,000
Change: +13% · Conversion: Easy
MEDICAL BUILDING
$2,045,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$72 / 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
$185,716
Tax year 2023
Assessed value
$1,774,880
Assessed 2023
Previous assessed
$1,372,800
+29.3% YoY
Effective rate
10.46%
On assessed value
Assessed land
$798,720
Assessed improvement
$976,160
Land market value
$2,496,000
Improvement market value
$3,050,500
Total market value
$5,546,500
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
2005
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
13,280 SF
Lot
3.82 ac (166,399 SF)
Zoning code
A
APN
17O-4-3-121-1
UPID
US48-0590198
Jurisdiction
ST LOUIS
Zoning & alternative use
A · Saint Louis, MOZoning A · permitted uses
A · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ty of population. Districts also regulate and determine the size of yards. The Zoning District Map shows districts as approved by the Board of Aldermen as part of the Zoning Code. The City is divided into 12 districts: “A” Single-Family Dwelling District, “B” Two-Family Dwelling District, “C” Multiple-Family Dwelling District, “D” Multiple-Family Dwelling District, “E” Multiple-Family Dwelling District, “F” Neighborhood Commercial Distri
Zone name
Single Family Dwelling District
General category
RESIDENTIAL
Zone area
10,125.57 ac
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
RESTAURANT
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
2005
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
5
Bathrooms
1
Lot
3.82 ac
Current owner
From public records · entity-resolved
Altus Questover LLC
Entity
Mailing address
231 S BEMISTON AVE STE #650, SAINT LOUIS, MO 63105-1956
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2008
$6,663,800
Altus Questover LLC
Mid Rivers Plaza LLC
Special Warranty Deed
$4,763,800 · Wells Fargo Bank NA
Jan 18, 2005
$5,155,000
Mid-rivers Plaza LLC
Bjc Health System
Deed Of Trust
$5,155,000 · Midwest Bankcentre
—
—
Altus-questover LLC
—
Deed Of Trust
related
$4,550,000 · Miscellaneous Ins 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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