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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Drug stores
13992 Manchester Rd, Ballwin, MO 63011-4517
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US48-0910528
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2000
Construction
TYPE NOT SPECIFIED
Total area
15,608 SF
Lot
4.8 ac (209,088 SF)
Zoning code
FPC8
APN
22P-1-1-029-0
UPID
US48-0910528
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
by Request
CAP Approach
CAP
$3.23M
Comparable Approach
Comparable
$3.93M
Blend (final)
Blend
$3.19M
Owner & transaction history
Cs Loan Pool V LLC · 9 yrs held
Cs Loan Pool V LLC
since 2016
3 recorded transactions
Zoning & alternative use
FPC8 · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,500,000
6.5%
$3,230,000
7%
$3,000,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,830,000
Current use
OFFICE BUILDING
$2,350,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±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
$204 / 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
$103,109
Tax year 2023
Assessed value
$993,860
Assessed 2023
Previous assessed
$1,100,700
-9.7% YoY
Effective rate
10.37%
On assessed value
Assessed land
$353,280
Assessed improvement
$640,580
Land market value
$1,104,000
Improvement market value
$2,001,800
Total market value
$3,105,800
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
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
15,608 SF
Lot
4.8 ac (209,088 SF)
Zoning code
FPC8
APN
22P-1-1-029-0
UPID
US48-0910528
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
RETAIL STORES Current
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES Current
OFFICE BUILDING
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
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.8 ac
Current owner
From public records · entity-resolved
Cs Loan Pool V LLC
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2016
$20,350,000
Cs Loan Pool V LLC
Cornerstone I LLC
Quit Claim Deed
related
$40,700,000 · Starwood Mortgage Capital LLC
Aug 23, 2006
—
Cornerstone I LLC
Cornerstone Leased Drug Stores LLC
Quit Claim Deed
related
$51,140,000 · Bear Stearns Commercial Mortgage In
Feb 5, 2002
—
Cornerstone Leased Drug Stores
Walgreen Co
Grant Deed
$5,163,395 · Wells Fargo Bank West 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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