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Property profile & analytics
OFF-MARKET
Estimated value
$4,895,000
Retail space
13374 Lakefront Dr Earth City, MO 63045-1513
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US48-0820803
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
51,267 SF
Lot
3.57 ac (155,509 SF)
Zoning code
FPNU
APN
10O-5-1-015-1
UPID
US48-0820803
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
$5.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.73M
Blend (final)
Blend
$4.90M
Owner & transaction history
Earth City Plaza LLC · 5 yrs held
Earth City Plaza LLC
since 2020
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
FPNU · Earth City, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.3M
+63.7%
Office building
$6.3M
+40.4%
Medical building
$6.2M
+39.9%
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 Earth City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Earth City 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
$6,010,000
ML approach
$5,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,455,000
Current use
AUTO REPAIR, GARAGE
$7,285,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$6,250,000
Change: +40% · Conversion: Easy
MEDICAL BUILDING
$6,230,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,100,000
Change: +15% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,080,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,050,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$4.90M
Range $4.41M – $5.38M · ±10% · vs last sale $3.90M (Sep 3 2020)
Last sale anchor
$3.90M
Sep 3 2020
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
$95 / 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
$117,139
Tax year 2023
Assessed value
$956,840
Assessed 2023
Previous assessed
$578,370
+65.4% YoY
Effective rate
12.24%
On assessed value
Assessed land
$223,940
Assessed improvement
$732,900
Land market value
$699,800
Improvement market value
$2,290,300
Total market value
$2,990,100
Applied tax rate
139.0000
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
2000
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
51,267 SF
Lot
3.57 ac (155,509 SF)
Zoning code
FPNU
APN
10O-5-1-015-1
UPID
US48-0820803
Jurisdiction
ST LOUIS
Zoning & alternative use
FPNU · Earth City, MOZoning FPNU · permitted uses
FPNU · Earth City, 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
RETAIL STORES Current
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$7.3M
OFFICE BUILDING
Est. value
$6.3M
MEDICAL BUILDING
Est. value
$6.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
INDUSTRIAL (GENERAL)
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
CENTRAL
Cooling
Yes
Stories
2
Lot
3.57 ac
Current owner
From public records · entity-resolved
Earth City Plaza LLC
Entity
Mailing address
PO BOX 713, EDWARDSVILLE, IL 62025-0713
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2020
$39,000
Earth City Plaza LLC
Lakefront Enterprises LLC
Special Warranty Deed
$3,975,000 · First Mid Bank & Trust NA
May 27, 2020
—
Lakefront Ents LLC
—
Deed
related
$1,780,184 · Triad Bk
Jun 14, 2018
—
Lakefront Ents LLC
—
Deed
related
$1,235,408 · Central Bk/st Louis
May 9, 2018
—
Lakefront Ents LLC
—
Deed
related
$1,235,408 · Central Bk/st Louis
Apr 3, 1998
—
Lakefront Enterprises LLC
Corporate Woods At Earth City
Grant Deed
$162,500 · Mercantile Bank
—
—
Lakefront Ents LLC
—
Deed Of Trust
related
$2,000,000 · First St Bk/st Charles
—
—
Lakefront Enterprises LLC
—
Deed Of Trust
related
$1,635,252 · Missouri State Bank & Trust Co
—
—
Lakefront Ents LLC
—
Deed Of Trust
related
$1,780,184 · Triad Bk
—
—
Lakefront Ents LLC
—
Loan Modification
related
$1,235,408 · Central Bk/st Louis
—
—
Lakefront Ents LLC
—
Deed Of Trust
related
$1,235,408 · Central Bk/st Louis
—
—
Lakefront Ents LLC
—
Deed Of Trust
related
$2,300,000 · Standard Insurance 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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