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Property profile & analytics
OFF-MARKET
Estimated value
$8,755,000
Office buildings
13515 Barrett Pkwy Dr Ballwin, MO 63021-5806
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-3298550
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
FRAME
Total area
90,360 SF
Lot
4.24 ac (184,694 SF)
Zoning code
C-8
APN
22P-3-1-064-7
UPID
US48-3298550
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
$10.15M
Blend (final)
Blend
$8.76M
Owner & transaction history
Tcg Barrett Woods Holdings LLC · 8 yrs held
Tcg Barrett Woods Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
C-8 · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$14.2M
+5.6%
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 Ballwin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballwin 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
OFFICE BUILDING
$13,450,000
Current use
RETAIL STORES
$14,205,000
Change: +6% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,845,000
Change: -5% · Conversion: Difficult
MEDICAL BUILDING
$10,980,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$8.76M
Range $7.88M – $9.63M · ±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
$97 / 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
$249,140
Tax year 2023
Assessed value
$2,401,440
Assessed 2023
Previous assessed
$2,284,800
+5.1% YoY
Effective rate
10.37%
On assessed value
Assessed land
$531,900
Assessed improvement
$1,869,540
Land market value
$1,662,200
Improvement market value
$5,842,300
Total market value
$7,504,500
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
90,360 SF
Lot
4.24 ac (184,694 SF)
Zoning code
C-8
APN
22P-3-1-064-7
UPID
US48-3298550
Jurisdiction
ST LOUIS
Zoning & alternative use
C-8 · Ballwin, MO
Zoning C-8 · permitted uses
C-8 · Ballwin, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ballwin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.5M
RETAIL STORES
Est. value
$14.2M
AUTO REPAIR, GARAGE
Est. value
$12.8M
MEDICAL BUILDING
Est. value
$11.0M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
4.24 ac
Current owner
From public records · entity-resolved
Tcg Barrett Woods Holdings LLC
Entity
Mailing address
452 5TH AVE FL, NEW YORK, NY 10018-2333
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2020
—
Tcg Barrett Woods Holdings LLC
—
Deed
related
$3,063,000 · Dieterich Bk NA
Mar 15, 2019
—
Tcg Barrett Woods Holdings LLC
—
Grant Deed
related
$12,480,000 · Dieterich Bk NA
Aug 17, 2017
$10,000,000
Tcg Barrett Woods Holdings LLC
Fluhr Steven S|barrett Woods Properties LLC
Foreclosure
related
$24,000,000 · Ballwin-barrett Parkway Drive
Jul 28, 2017
—
Tcg Barrett Woods Holdings LLC
Fluhr,steven S|barrett Woods Properties LLC
Foreclosure
related
$24,000,000 · Ballwin-barrett Parkway Drive
May 21, 2007
—
Bwc 12 LLC
Barrett Woods Properties LLC
Grant Deed
related
—
Apr 18, 2007
$9,114,105
Bwc 8 LLC
Barrett Woods Properties LLC
Warranty Deed
—
Feb 15, 2007
$12,045,918
Bwc 1 LLC
Barrett Woods Properties LLC
Grant Deed
—
Aug 17, 2006
$20,000,000
Barrett Woods Properties LLC
Barrett Woods Inv Co LLC
Grant Deed
related
$16,000,000 · Countrywide Com'l R E Fin
May 6, 2004
$6,000,000
Barrett Woods Inv Co LLC
Tic Barrett Woods I LLC
Grant Deed
related
—
—
—
Tcg Barrett Woods Holdings LLC
—
Deed Of Trust
related
$3,063,000 · Dieterich Bk NA
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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