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Property profile & analytics
FOR SALE
Garden apartment buildings
13901 Grandboro Ln Grandview, MO 64030
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US48-0660569
For Sale
1 / 45
$9,600,000
13901 Grandboro Ln, Grandview, MO 64030
View Listing →
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
3,836 SF
Lot
8.54 ac (372,002 SF)
APN
67-510-03-03
UPID
US48-0660569
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
$425k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$540k
Owner & transaction history
Grandboro LLC · 7 yrs held
Grandboro LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$680,000
+60.3%
Office building
$620,000
+46.6%
Retail stores
$475,000
+12.3%
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 Grandview submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grandview 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
$425,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$425,000
Current use
AUTO REPAIR, GARAGE
$680,000
Change: +60% · Conversion: Difficult
OFFICE BUILDING
$620,000
Change: +47% · Conversion: Moderate
RETAIL STORES
$475,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$475,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$141 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$116,853
Tax year 2024
Assessed value
$1,462,050
Assessed 2024
Previous assessed
$1,462,050
+0.0% YoY
Effective rate
7.99%
On assessed value
Assessed land
$85,101
Assessed improvement
$1,376,949
Total market value
$7,695,000
Applied tax rate
24.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
For Sale
Year built
1972
Construction
WOOD
Heating
YES
Cooling
AC.PACKAGE
Buildings
7
Stories
1
Total area
3,836 SF
Lot
8.54 ac (372,002 SF)
APN
67-510-03-03
UPID
US48-0660569
Jurisdiction
JACKSON
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$425,000
AUTO REPAIR, GARAGE
Est. value
$680,000
OFFICE BUILDING
Est. value
$620,000
RETAIL STORES
Est. value
$475,000
COMMERCIAL (GENERAL)
Est. value
$475,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
1972
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Buildings
7
Lot
8.54 ac
Current owner
From public records · entity-resolved
Grandboro LLC
Entity
Mailing address
9461 CHARLEVILLE BLVD #724, BEVERLY HILLS, CA 90212-3017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2020
—
Grandboro LLC
—
Deed
related
$6,055,000 · Berkadia Com'l Mtg
Sep 17, 2018
—
Grandboro LLC
—
Deed
related
$4,950,000 · Mutual/omaha Bk
Aug 30, 2018
—
Grandboro LLC
Wi Douglas Place LLC
Grant Deed
$4,950,000 · Mutual/omaha Bk
Sep 30, 2014
—
Gould,stout Trust
Sterling Pointe Apartments LLC
Grant Deed
related
—
Nov 10, 2004
—
Fp Grandboro LLC
Nowlin,christopher & Anne M
Warranty Deed
related
—
—
—
Grandboro LLC
—
Deed Of Trust
related
$4,950,000 · Mutual/omaha Bk
—
—
Grandboro LLC
—
Deed Of Trust
related
$6,055,000 · Berkadia Com'l Mtg
—
—
Fp Grandboro LLC
—
Deed Of Trust
related
$3,700,000 · Column Financial INC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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