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13600 Shoreline Dr, Earth City, MO 63045
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Property summary
AI-generated overview
The property is a high-visibility office building with provisions for building and monument signage. It includes surface parking with a stated 5 parking spaces per 1,000 square feet ratio, supporting day-to-day access for staff and visitors. The site is located along Earth City Expressway and provides quick access to I-70, I-270, and MO 370, offering regional connectivity. The building is configured to support office use, with signage exposure along the expressway corridor and on-site surface parking to facilitate tenant operations.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Construction
TYPE NOT SPECIFIED
Total area
320,000 SF
Lot
26.26 ac (1,143,886 SF)
Zoning code
FPM3
APN
10O-4-4-006-1
UPID
US48-1007670
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Building Supply Industrial Manufacturer
-
Pharmacy
-
Factory Production Facility
-
Warehouse & Storage
-
Warehouse & Storage
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$31.64M
Blend (final)
Blend
$27.51M
Owner & transaction history
since 2015
6 recorded transactions
Zoning & alternative use
FPM3 · Earth City, MO
Top alternative use upside
Auto repair, garage
$45.5M
+63.7%
Office building
$39.0M
+40.4%
Medical building
$38.9M
+39.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$27.51M
Value range
$24.75M – $30.26M
±10% around blend
Estimated value / SF
$86 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$24.75M
blend $27.51M
$30.26M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
320,000 SF
Lot area
26.26 ac
Year built
2010
Stories
2
APN
10O-4-4-006-1
Zoning
FPM3
Assessed value
$6,400,000
Annual tax
$783,507
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$783,507
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$31.64M
Range $16.88M – $36.18M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$27.51M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 25 sales
$87
-1%
Submarket 128 sales
$86
+0%
County 923 sales
$129
-33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $86/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+64%
vs current-use indication
Office Building
Medical Building
Neighborhood: Shopping Center
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.28M
Move the market yield to see immediate price impact.
Value / SF
$7
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$144k
$2.88M
$2.05M
$1.60M
$160k
$3.20M
$2.28M
$1.78M
$176k
$3.52M
$2.51M
$1.95M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$783,507
Tax year 2023
Assessed value
$6,400,000
Assessed 2023
Previous assessed
$5,224,260
+22.5% YoY
Effective rate
12.24%
On assessed value
Assessed land
$1,647,200
Assessed improvement
$4,752,800
Land market value
$5,147,500
Improvement market value
$14,852,500
Total market value
$20,000,000
Applied tax rate
139.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2010
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
320,000 SF
Lot
26.26 ac (1,143,886 SF)
Zoning code
FPM3
APN
10O-4-4-006-1
UPID
US48-1007670
Jurisdiction
ST LOUIS
Zoning & alternative use
FPM3 · Earth City, MOZoning FPM3 · permitted uses
FPM3 · Earth City, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2010
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Lot
26.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
FPM3
Jurisdiction
Earth City, MO
Recorded code
FPM3
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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