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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Hotels
1303 Veterans Blvd, Festus, MO 63028-2329
Entity Owned
~
Est. High Equity
Property ID
US48-0736819
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1987
Total area
14,034 SF
Lot
2.08 ac (90,605 SF)
Zoning code
CT1
APN
19-3.0-07.0-2-010-002.03
UPID
US48-0736819
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
-
Comfort Inn Festus-St Louis South Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
$985k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
Festus Hotel Group LLC
Festus Hotel Group LLC
since 2025
7 recorded transactions
Zoning & alternative use
CT1 · Festus, 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 Festus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Festus 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
$440,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
RESTAURANT
$1,175,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$1,115,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$560,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$51 / 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
$40,062
Tax year 2023
Assessed value
$682,100
Assessed 2024
Previous assessed
$682,100
+0.0% YoY
Effective rate
5.87%
On assessed value
Assessed land
$174,000
Assessed improvement
$508,100
Land market value
$543,600
Improvement market value
$1,587,700
Total market value
$2,131,300
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1987
Heating
YES
Bathrooms
1
Total area
14,034 SF
Lot
2.08 ac (90,605 SF)
Zoning code
CT1
APN
19-3.0-07.0-2-010-002.03
UPID
US48-0736819
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Festus, MO
Zoning CT1 · permitted uses
CT1 · Festus, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Festus. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$560,000
RESTAURANT
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1987
Heating
YES
Bathrooms
1
Lot
2.08 ac
Current owner
From public records · entity-resolved
Festus Hotel Group LLC
Entity
Mailing address
1303 VETERANS BLVD, FESTUS, MO 63028-2329
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2025
—
Festus Hotel Group LLC
Ema Festus LLC
Special Warranty Deed
$3,200,000 · St Johns Bank & Trust Company
Jun 17, 2019
—
Ema Festus LLC
Stonebridge Hospitality INC
Grant Deed
$3,125,000 · Bank Of George
Nov 28, 2016
—
Gannon,clifford W Trust
—
Deed
related
$1,193,000 · Midwest Bankcentre
Dec 19, 2014
—
Shalimar Corp
Gannon Clifford W Trust
Grant Deed
related
—
Apr 30, 2013
—
Gannon,clifford W Trust
C & K Gannon Family LP
Quit Claim Deed
related
—
Mar 17, 2005
—
Gannon Trust
Missouri Highways & Transporta
Quit Claim Deed
related
—
—
—
Gannon,clifford W Trust
—
Deed Of Trust
related
$495,000 · First State Community Bank
—
—
Gannon,clifford W Trust
—
Deed Of Trust
related
$1,193,000 · Midwest Bankcentre
—
—
C & K Gannon Family
—
Deed Of Trust
related
$755,000 · Bank Star Of The Leadbelt
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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