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Property profile & analytics
OFF-MARKET
Estimated value
$9,525,000
Drug stores
15253 Manchester Rd, Ballwin, MO 63011-4604
Entity Owned
5-yr Hold
Free & Clear
Property ID
US48-3284018
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2007
Construction
TYPE NOT SPECIFIED
Total area
14,300 SF
Lot
1.57 ac (68,563 SF)
Zoning code
93C-1
APN
23S-5-3-052-2
UPID
US48-3284018
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
$9.76M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.53M
Owner & transaction history
Lhv Properties LLC · 5 yrs held
Lhv Properties LLC
since 2021
Last sale
$9.2M
5 recorded transactions
Zoning & alternative use
93C-1 · Ballwin, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.6M
+194.0%
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
$9,895,000
ML approach
$9,755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,625,000
Change: +194% · Conversion: Easy
Blend value · Realmo final
$9.53M
Range $8.57M – $10.48M · ±10% · vs last sale $9.23M (Apr 14 2021)
Last sale anchor
$9.23M
Apr 14 2021
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
$666 / 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
$68,937
Tax year 2023
Assessed value
$765,630
Assessed 2023
Previous assessed
$831,450
-7.9% YoY
Effective rate
9.00%
On assessed value
Assessed land
$280,830
Assessed improvement
$484,800
Land market value
$877,600
Improvement market value
$1,515,000
Total market value
$2,392,600
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2007
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
11
Total area
14,300 SF
Lot
1.57 ac (68,563 SF)
Zoning code
93C-1
APN
23S-5-3-052-2
UPID
US48-3284018
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
RESTAURANT
Est. value
$7.6M
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
2007
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
11
Lot
1.57 ac
Current owner
From public records · entity-resolved
Lhv Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5563 HARLEQUIN CT, BALLWIN, MO
Ownership since
2021
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
Apr 14, 2021
$9,225,000
Lhv Properties LLC
Creek Drive Partners Limited Partne
Special Warranty Deed
—
Mar 14, 2007
—
Pace-new Ballwin Assocs LLC
Pace-central Associates LLC
Quit Claim Deed
—
Sep 21, 2006
$1,325,000
Pace-central Associates LLC
Wolff,robert S
Warranty Deed
—
Sep 21, 2004
—
City Of Ballwin
Wolff,robert
Warranty Deed
related
—
—
—
Robert Wolff
—
Deed Of Trust
related
$460,000 · Truman Bank
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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