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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Retail space
14649 Manchester Rd Ballwin, MO 63011-3745
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US48-0759387
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Construction
WOOD
Total area
8,892 SF
Lot
0.81 ac (35,284 SF)
Zoning code
93C-1
APN
23R-5-4-109-3
UPID
US48-0759387
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
by Request
CAP Approach
CAP
$1.84M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.32M
Owner & transaction history
Floss Real Estate LLC · 7 yrs held
Floss Real Estate LLC
since 2019
5 recorded transactions
Zoning & alternative use
93C-1 · 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%
$1,995,000
6.5%
$1,840,000
7%
$1,710,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,615,000
Current use
OFFICE BUILDING
$1,340,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±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
$148 / 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
$39,300
Tax year 2023
Assessed value
$436,480
Assessed 2023
Previous assessed
$460,800
-5.3% YoY
Effective rate
9.00%
On assessed value
Assessed land
$135,490
Assessed improvement
$300,990
Land market value
$423,400
Improvement market value
$940,600
Total market value
$1,364,000
Applied tax rate
110.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
8,892 SF
Lot
0.81 ac (35,284 SF)
Zoning code
93C-1
APN
23R-5-4-109-3
UPID
US48-0759387
Jurisdiction
ST LOUIS
Zoning & alternative use
93C-1 · Ballwin, MO
Zoning 93C-1 · permitted uses
93C-1 · 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
$1.6M
OFFICE BUILDING
Est. value
$1.3M
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
2010
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
0.81 ac
Current owner
From public records · entity-resolved
Floss Real Estate LLC
Entity
Mailing address
17226 WINDSOR CRST BLVD, GLENCOE, MO 63038-1395
Ownership since
2019
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
Sep 3, 2020
—
Floss Real Estate LLC
—
Deed
related
$947,000 · Small Business Growth Corporation
Apr 30, 2019
$1,400,000
Floss Real Estate LLC
Jbr Realty Co
Grant Deed
$1,150,000 · Umb Bk
—
—
Jbr Realty Co
—
Deed Of Trust
related
$300,000 · John S Mcarthur
—
—
Jbr Realty Co
—
Deed Of Trust
related
$2,500,000 · Richard D Mcarthur
—
—
Jbr Realty Co
—
Deed Of Trust
related
$4,900,000 · Enterprise Bank & Trust
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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