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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Assisted living facilities
13457 Tesson Fry Rd Saint Louis, MO 63128-4000
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US48-0853656
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
FRAME
Total area
34,195 SF
Lot
7.73 ac (336,719 SF)
Zoning code
R6A
APN
31M-6-4-032-5
UPID
US48-0853656
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.94M
Owner & transaction history
Garden Vls Of S Cnty INC · 7 yrs held
Garden Vls Of S Cnty INC
since 2019
7 recorded transactions
Zoning & alternative use
R6A · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+32.8%
Industrial (general)
$2.0M
+24.1%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,575,000
Current use
OFFICE BUILDING
$2,095,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,955,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±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
$57 / 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
$172,885
Tax year 2023
Assessed value
$2,626,640
Assessed 2023
Previous assessed
$2,444,140
+7.5% YoY
Effective rate
6.58%
On assessed value
Assessed land
$203,300
Assessed improvement
$2,423,340
Land market value
$1,070,000
Improvement market value
$12,754,400
Total market value
$13,824,400
Applied tax rate
120.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
4
Units
214
Rooms
11
Bathrooms
8
Total area
34,195 SF
Lot
7.73 ac (336,719 SF)
Zoning code
R6A
APN
31M-6-4-032-5
UPID
US48-0853656
Jurisdiction
ST LOUIS
Zoning & alternative use
R6A · Saint Louis, MO
Zoning R6A · permitted uses
R6A · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
2
Units
214
Rooms
11
Bathrooms
8
Lot
7.73 ac
Current owner
From public records · entity-resolved
Garden Vls Of S Cnty INC
Entity
Mailing address
14805 N OUTER 40TH RD STE #300, CHESTERFIELD, MO 63017-6060
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Jun 3, 2019
—
Garden Vls Of S Cnty INC
—
Loan Modification
related
$13,999,999 · Commerce Bk
Jul 23, 2018
—
Garden Vls Of S Cnty INC
—
Loan Modification
related
$20,000,000 · Commerce Bk
Dec 29, 2017
—
Garden Villas Of South Cnty INC
—
Loan Modification
related
$15,066,666 · Commerce Bk
Oct 27, 2011
—
Garden Villas Of South Cnty INC
—
Deed Of Trust
related
$20,000,000 · Commerce Bank NA
Sep 30, 2011
—
Garden Villas Of South Cnty INC
—
Grant Deed
related
$20,000,000 · Commerce Bk
—
—
Garden Villas Of South Cnty INC
—
Loan Modification
related
$17,933,333 · Commerce Bk
—
—
Garden Villas Of South Cnty INC
—
Loan Modification
related
$16,666,666 · Commerce Bk
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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