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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Turn key restaurants
1351 Shapiro Dr Festus, MO 63028-2371
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US48-2838093
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2021
Total area
8,263 SF
Lot
2.49 ac (108,464 SF)
APN
19-3.0-07.0-3-002-001.03
UPID
US48-2838093
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
-
Texas Roadhouse Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$859k
Blend (final)
Blend
$640k
Owner & transaction history
Westgate Villa LLC · 2 yrs held
Westgate Villa LLC
since 2024
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$925,000
+33.7%
Warehouse, storage
$705,000
+1.8%
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
$420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$690,000
Current use
AUTO REPAIR, GARAGE
$925,000
Change: +34% · Conversion: Difficult
WAREHOUSE, STORAGE
$705,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$655,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$77 / 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
$36,561
Tax year 2023
Assessed value
$622,500
Assessed 2024
Previous assessed
$622,500
+0.0% YoY
Effective rate
5.87%
On assessed value
Assessed land
$208,300
Assessed improvement
$414,200
Land market value
$650,800
Improvement market value
$1,294,400
Total market value
$1,945,200
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2021
Heating
NONE
Total area
8,263 SF
Lot
2.49 ac (108,464 SF)
APN
19-3.0-07.0-3-002-001.03
UPID
US48-2838093
Jurisdiction
JEFFERSON
Zoning & alternative use
Zoning · permitted uses
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
RESTAURANT Current
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$925,000
WAREHOUSE, STORAGE
Est. value
$705,000
RETAIL STORES
Est. value
$655,000
RESTAURANT Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
RETAIL STORES
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
2021
Heating
NONE
Lot
2.49 ac
Current owner
From public records · entity-resolved
Westgate Villa LLC
Entity
Free & Clear · 2 yrs held
Mailing address
11035 E LAVENDER HL DR STE #160, LAS VEGAS, NV 89135-2957
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2024
—
Westgate Villa LLC
Westgate Villa LLC
Special Warranty Deed
—
Feb 10, 2023
—
Texas Roadhouse Holdings LLC
Westgate Villa LLC
Lease
—
Aug 2, 2019
—
Rlp Dev Co INC
Gip Of Shapiro LLC
Grant Deed
related
—
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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