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Property profile & analytics
OFF-MARKET
Estimated value
$6,745,000
Strip malls
13920 Manchester Rd, Ballwin, MO 63011-4506
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US48-2677168
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
FRAME
Total area
49,638 SF
Lot
10.8 ac (470,448 SF)
Zoning code
FPC8
APN
22P-1-2-038-3
UPID
US48-2677168
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
Current use
Occupant on record · Public records
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.67M
Blend (final)
Blend
$6.75M
Owner & transaction history
Krr Holdings LLC · 3 yrs held
Krr Holdings LLC
since 2022
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
FPC8 · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.0M
+82.4%
Office building
$7.5M
+51.3%
Auto repair, garage
$7.1M
+42.9%
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
$6,730,000
ML approach
$7,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,935,000
Current use
RETAIL STORES
$9,005,000
Change: +82% · Conversion: Easy
OFFICE BUILDING
$7,470,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,055,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$6,030,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,380,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$6.75M
Range $6.07M – $7.42M · ±10% · vs last sale $6.98M (Aug 22 2022)
Last sale anchor
$6.98M
Aug 22 2022
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
$136 / 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
$231,561
Tax year 2023
Assessed value
$2,232,000
Assessed 2023
Previous assessed
$2,031,360
+9.9% YoY
Effective rate
10.37%
On assessed value
Assessed land
$1,445,220
Assessed improvement
$786,780
Land market value
$4,516,300
Improvement market value
$2,458,700
Total market value
$6,975,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
49,638 SF
Lot
10.8 ac (470,448 SF)
Zoning code
FPC8
APN
22P-1-2-038-3
UPID
US48-2677168
Jurisdiction
ST LOUIS
Zoning & alternative use
FPC8 · Ballwin, MO
Zoning FPC8 · permitted uses
FPC8 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.9M
RETAIL STORES
Est. value
$9.0M
OFFICE BUILDING
Est. value
$7.5M
AUTO REPAIR, GARAGE
Est. value
$7.1M
MEDICAL BUILDING
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
10.8 ac
Current owner
From public records · entity-resolved
Krr Holdings LLC
Entity
Mailing address
4045 N SAINT PETERS PKWY, SAINT PETERS, MO 63304-7398
Ownership since
2022
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
Aug 22, 2022
$6,975,000
Krr Holdings LLC
Dietrich Meadows LLC
Warranty Deed
$5,600,000 · The Missouri Bank
Jan 3, 2020
—
Dietrich Meadows LLC
—
Deed
related
$3,618,711 · The Callaway Bank
Feb 9, 2018
—
West County Car Wash INC
Dietrich Meadows LLC
Quit Claim Deed
related
—
Feb 9, 2018
$165,615
West County Car Wash INC
Dietrich Meadows LLC
Grant Deed
$425,000 · Carrollton Bk
Apr 11, 2017
—
Dietrich Meadows LLC
—
Deed
related
$4,500,000 · Hawthorn Bk
Oct 8, 2012
$5,200,000
Dietrich Meadows LLC
Dlj 1998-cf1 Dietrich Meadows LLC
Special Warranty Deed
$4,160,000 · Hawthorn Bank
Aug 25, 2010
$4,500,000
Dlj 1998-cfi Diectrich Meadows
Owner Name Unavailable
Trustees Deed
related
—
—
—
Dietrich Meadows LLC
—
Deed Of Trust
related
$4,500,000 · Hawthorn Bk
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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