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Property profile & analytics
OFF-MARKET
Estimated value
$6,360,000
Drug stores
1391 Big Bnd Rd, Ballwin, MO 63021-7616
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US48-1002329
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
14,722 SF
Lot
1.57 ac (68,389 SF)
Zoning code
55RSING
APN
24Q-3-1-039-2
UPID
US48-1002329
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
$6.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.36M
Owner & transaction history
Exchangeright Net Leased Portfolio · 6 yrs held
Exchangeright Net Leased Portfolio
since 2020
Last sale
$6.0M
6 recorded transactions
Zoning & alternative use
55RSING · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+239.2%
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
$6,670,000
ML approach
$6,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,850,000
Change: +239% · Conversion: Easy
Blend value · Realmo final
$6.36M
Range $5.72M – $7.00M · ±10% · vs last sale $6.03M (Jun 23 2020)
Last sale anchor
$6.03M
Jun 23 2020
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
$432 / 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
$93,130
Tax year 2023
Assessed value
$859,480
Assessed 2023
Previous assessed
$971,900
-11.6% YoY
Effective rate
10.84%
On assessed value
Assessed land
$350,140
Assessed improvement
$509,340
Land market value
$1,094,200
Improvement market value
$1,591,700
Total market value
$2,685,900
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
14,722 SF
Lot
1.57 ac (68,389 SF)
Zoning code
55RSING
APN
24Q-3-1-039-2
UPID
US48-1002329
Jurisdiction
ST LOUIS
Zoning & alternative use
55RSING · Ballwin, MO
Zoning 55RSING · permitted uses
55RSING · 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
RESTAURANT
Est. value
$7.9M
RESTAURANT
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
2005
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.57 ac
Current owner
From public records · entity-resolved
Exchangeright Net Leased Portfolio
Individual
Mailing address
1055 E COLORADO BLVD STE #310, PASADENA, CA 91106-2374
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2020
$6,030,000
Exchangeright Net Leased Portfolio
Wag Ballwin 1273 LLC
Special Warranty Deed
$10,460,450 · Peoples Bank
Nov 12, 2015
$6,386,500
Wag Ballwin 1273 LLC
Wgbamo001 LLC
Warranty Deed
$3,800,000 · Wells Fargo Bank NA
Jul 25, 2013
$5,280,151
Wgbamo001 LLC
Fwag-twin Oaks LLC
Grant Deed
—
Sep 29, 2011
$4,801,199
Fwag-twin Oaks LLC
Donald Soffer LLC
Grant Deed
—
Apr 25, 2006
$6,363,000
Donald Soffer LLC
Cole Wg Twin Oaks Mo LLC
Grant Deed
—
Dec 19, 2005
$5,757,500
Cole Wg Twin Oaks Mo LLC
Sm Properties Twin Oaks LLC
Grant Deed
$4,606,000 · Wachovia Bank 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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