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Property profile & analytics
FOR SALE
Office Spaces
13421 Manchester Rd Des Peres, MO 63131
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US48-0177352
For Sale
1 / 2
$900,000
13421 Manchester Rd, Des Peres, MO 63131
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Construction
TYPE NOT SPECIFIED
Total area
4,050 SF
Lot
0.09 ac (4,051 SF)
Zoning code
17C-5
APN
22P-6-2-047-0
UPID
US48-0177352
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
-
McCord Design Group Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Terry L Jones LLC Law Firm
-
Personal Injury Trial Lawyers Brian Fellows & Brad Blake Law Firm
-
Market Scope Advertising Agency
-
Balanced Body Rehab Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$805k
Owner & transaction history
Spaces By Susan L Ward LLC · 1 yrs held
Spaces By Susan L Ward LLC
since 2025
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
17C-5 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$735,000
+21.8%
Retail stores
$635,000
+4.7%
Medical building
$625,000
+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 Des Peres submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Des Peres 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
$1,000,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
$880,000
6.5%
$810,000
7%
$755,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$605,000
Current use
COMMERCIAL (GENERAL)
$735,000
Change: +22% · Conversion: Easy
RETAIL STORES
$635,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$625,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$505,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$805k
Range $725k – $886k · ±10% · vs last sale $825k (Dec 13 2024)
Last sale anchor
$825k
Dec 13 2024
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
$199 / 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
$21,822
Tax year 2023
Assessed value
$238,340
Assessed 2023
Previous assessed
$222,110
+7.3% YoY
Effective rate
9.16%
On assessed value
Assessed land
$23,330
Assessed improvement
$215,010
Land market value
$72,900
Improvement market value
$671,900
Total market value
$744,800
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
2006
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Total area
4,050 SF
Lot
0.09 ac (4,051 SF)
Zoning code
17C-5
APN
22P-6-2-047-0
UPID
US48-0177352
Jurisdiction
ST LOUIS
Zoning & alternative use
17C-5 · Saint Louis, MO
Zoning 17C-5 · permitted uses
17C-5 · 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
$605,000
COMMERCIAL (GENERAL)
Est. value
$735,000
RETAIL STORES
Est. value
$635,000
MEDICAL BUILDING
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$505,000
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
2006
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Spaces By Susan L Ward LLC
Entity
Mailing address
13421 MANCHESTER RD #2, SAINT LOUIS, MO 63131-1740
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2025
$825,000
Spaces By Susan L Ward LLC
Bmba Properties LLC
Special Warranty Deed
$400,000 · Busey Bank
Nov 5, 2021
$795,000
Bmba Properties LLC
Harmon Realty LLC
Warranty Deed
$675,750 · Great Southern Bank
Feb 3, 2021
—
Harmon Realty LLC
—
Deed
related
—
Dec 11, 2018
$765,000
Harmon Realty LLC
Kraft Partners LLC
Warranty Deed
$650,250 · Midwest Reg'l Bk
Jul 2, 2009
$787,775
Kraft Partners LLC
Lechner Family Group LLC
Warranty Deed
$850,000 · Regions Bank
Apr 8, 2008
$698,000
Lechner Family Group LLC
Des Peres Office Parks LLC
Warranty Deed
—
Nov 28, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Affidavit Of Death
related
—
—
—
Lechner Family Group LLC
—
Deed Of Trust
related
$300,000 · Reliance Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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