Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Industrial properties
1402 Frontage Rd O Fallon, IL 62269-1862
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US28-2448741
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1977
Construction
STEEL FRAME
Total area
6,936 SF
Lot
1.07 ac (46,609 SF)
APN
03-26-0-200-009
UPID
US28-2448741
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
-
Metal Supermarkets St. Louis (O'Fallon, IL) Factory Production Facility
-
Spengler Plumbing, Heating, Cooling, Remodeling Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
Rlh Re Holdings LLC · 3 yrs held
Rlh Re Holdings LLC
since 2023
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+337.4%
Commercial (general)
$850,000
+167.1%
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 O Fallon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs O Fallon 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
$1,225,000
ML approach
$1,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,390,000
Change: +337% · Conversion: Difficult
COMMERCIAL (GENERAL)
$850,000
Change: +167% · Conversion: Difficult
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±10% · vs last sale $1.10M (Feb 21 2023)
Last sale anchor
$1.10M
Feb 21 2023
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
$165 / 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
$13,197
Tax year 2023
Assessed value
$172,803
Assessed 2023
Previous assessed
$172,803
+0.0% YoY
Effective rate
7.64%
On assessed value
Assessed land
$21,626
Assessed improvement
$151,177
Land market value
$64,878
Improvement market value
$453,531
Total market value
$518,409
Applied tax rate
8,045.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1977
Construction
STEEL FRAME
Heating
NONE
Total area
6,936 SF
Lot
1.07 ac (46,609 SF)
APN
03-26-0-200-009
UPID
US28-2448741
Jurisdiction
ST CLAIR
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
RESTAURANT
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$850,000
RESTAURANT
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
1977
Construction
STEEL FRAME
Heating
NONE
Lot
1.07 ac
Current owner
From public records · entity-resolved
Rlh Re Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
213 WOODLAND CT, O FALLON, IL 62269-3500
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2023
$1,100,000
Rlh Re Holdings LLC
Jason E Spengler
Special Warranty Deed
—
Mar 1, 2019
—
J & J Land Trust
—
Deed
related
$799,000 · Bank Of Belleville
Feb 25, 2019
—
J,land Trust
Chicago Title & Trust Co
Grant Deed
related
—
—
—
J & J Land Trust
—
Deed Of Trust
related
$799,000 · Bank Of Belleville
—
—
Trust 1098610
—
Deed Of Trust
related
$350,000 · Commerce 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.
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?”
You own 1402 Frontage Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
