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Property profile & analytics
OFF-MARKET
Estimated value
$1,380,000
Retail space
1330 Ymca Dr Festus, MO 63028-2661
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0272177
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
10,020 SF
Lot
2.17 ac (94,525 SF)
Zoning code
CT1
APN
19-3.0-07.0-3-001-002.
UPID
US48-0272177
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
-
Bob Tipton - State Farm Insurance Agent Insurance Agency
-
Breeze Dental Care Dental Office
-
Jefferson County Rehab & Sports Clinic Physician
-
SSM Health Physical Therapy - Festus Medical Clinic
-
Dr. Kate Orthodontics Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.38M
Owner & transaction history
Mj Breeze Investments LLC · 11 yrs held
Mj Breeze Investments LLC
since 2015
7 recorded transactions
Zoning & alternative use
CT1 · Festus, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+72.6%
Auto repair, garage
$1.1M
+40.9%
Warehouse, storage
$850,000
+7.2%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,370,000
Change: +73% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,120,000
Change: +41% · Conversion: Difficult
WAREHOUSE, STORAGE
$850,000
Change: +7% · Conversion: Difficult
RESTAURANT
$835,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$1.38M
Range $1.24M – $1.52M · ±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
$138 / 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
$18,853
Tax year 2023
Assessed value
$321,000
Assessed 2024
Previous assessed
$321,000
+0.0% YoY
Effective rate
5.87%
On assessed value
Assessed land
$112,700
Assessed improvement
$208,300
Land market value
$352,200
Improvement market value
$650,900
Total market value
$1,003,100
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
2000
Heating
YES
Bathrooms
1
Total area
10,020 SF
Lot
2.17 ac (94,525 SF)
Zoning code
CT1
APN
19-3.0-07.0-3-001-002.
UPID
US48-0272177
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Festus, MOZoning CT1 · permitted uses
CT1 · Festus, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$850,000
RESTAURANT
Est. value
$835,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2000
Heating
YES
Bathrooms
1
Lot
2.17 ac
Current owner
From public records · entity-resolved
Mj Breeze Investments LLC
Entity
Mailing address
1134 HIGHGATE DR, FESTUS, MO 63028-4097
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 6, 2016
—
Mj Breeze Investments LLC
—
Deed
related
$773,000 · Umb Bk
Aug 4, 2015
—
Mj Breeze Investments LLC
Gannon Clifford W Trust
Warranty Deed
$623,900 · Bloomsdale Bk
Feb 17, 2010
—
Jefferson Cnty Missouri Habita
Gannon Clifford W Trust
Grant Deed
related
—
Dec 21, 2009
—
Gannon Clifford W Trust
C & K Gannon Family
Quit Claim Deed
related
—
—
—
Mj Breeze Investments LLC
—
Deed Of Trust
related
$780,000 · Bloomsdale Bk
—
—
Mj Breeze Investments LLC
—
Deed Of Trust
related
$773,000 · Umb Bk
—
—
Gannon Family Trust
—
Deed Of Trust
related
$150,000 · Southern Comm'l Bk Crystal Cty
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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