13722 Shoreline E Ct Earth City, MO 63045-1202
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$9.33M
Range $8.40M – $10.26M (±10%)
Implied cap rate
3.20%
In-place · NOI ÷ last sale
Property ID
US48-0796787
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2000
Total area
24,416 SF
Lot
7.3 ac (317,988 SF)
Zoning code
FPM3
APN
10P-6-2-020-6
UPID
US48-0796787
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.33M
Owner & transaction history
since 2021
Last sale
$8.7M
1 recorded transaction
Zoning & alternative use
FPM3 · Earth City, MO
Top alternative use upside
Restaurant
$8.0M
+312.7%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.33M
Value range
$8.40M – $10.26M
±10% around blend
Estimated value / SF
$382 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
40
$8.40M
blend $9.33M
$10.26M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
24,416 SF
Lot area
7.3 ac
Year built
2000
Stories
1
APN
10P-6-2-020-6
Assessed value
$2,142,400
Annual tax
$262,279
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.02M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.0 mi away · 18,773 SF
21.6 mi away · 20,000 SF
21.6 mi away · 20,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.33M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 19 sales
$79
+384%
County 86 sales
$88
+333%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $382/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+313%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.20%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.20%
9.0%
NOI (est.)
$609k *
Last sale · Aug 2021
$8.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$19.03M
Move the market yield to see immediate price impact.
Value / SF
$779
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
2.70%3.20%3.70%
$548k
$20.30M
$17.13M
$14.81M
$609k
$22.56M
$19.03M
$16.46M
$670k
$24.81M
$20.93M
$18.11M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$3.82M
19.8 mi · Dec 2025 · $132/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$262,279
Tax year 2023
Assessed value
$2,142,400
Assessed 2023
Previous assessed
$1,314,880
+62.9% YoY
Effective rate
12.24%
On assessed value
Assessed land
$404,930
Assessed improvement
$1,737,470
Land market value
$1,265,400
Improvement market value
$5,429,600
Total market value
$6,695,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2000
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
11
Total area
24,416 SF
Lot
7.3 ac (317,988 SF)
Zoning code
FPM3
APN
10P-6-2-020-6
UPID
US48-0796787
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
2000
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
11
Lot
7.3 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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Ownership report
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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