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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Assisted living facilities
15826 Clayton Rd Ellisville, MO 63011-2212
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-2843335
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Total area
60,070 SF
Lot
5.72 ac (249,250 SF)
Zoning code
C
APN
22T-5-2-045-1
UPID
US48-2843335
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.98M
Owner & transaction history
The Fountains Of West County Al LLC · 4 yrs held
The Fountains Of West County Al LLC
since 2022
7 recorded transactions
Zoning & alternative use
C · Ellisville, 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 Ellisville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ellisville 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,610,000
Current use
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$33 / 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
$389,841
Tax year 2023
Assessed value
$5,523,470
Assessed 2023
Previous assessed
$4,842,230
+14.1% YoY
Effective rate
7.06%
On assessed value
Assessed land
$547,200
Assessed improvement
$4,976,270
Land market value
$2,880,000
Improvement market value
$26,190,900
Total market value
$29,070,900
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2003
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
4
Units
160
Bathrooms
3
Total area
60,070 SF
Lot
5.72 ac (249,250 SF)
Zoning code
C
APN
22T-5-2-045-1
UPID
US48-2843335
Jurisdiction
ST LOUIS
Zoning & alternative use
C · Ellisville, MO
Zoning C · permitted uses
C · Ellisville, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ellisville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2003
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
2
Units
160
Bathrooms
3
Lot
5.72 ac
Current owner
From public records · entity-resolved
The Fountains Of West County Al LLC
Entity
Mailing address
15826 CLAYTON RD, ELLISVILLE, MO 63011-2212
Mailing matches property
Yes
Owner-occupied
Yes
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
May 24, 2022
—
The Fountains Of West County Al LLC
The Fountains Of Ellisville LLC
Correction Deed
related
$12,302,500 · Greystone Funding Corporation
Oct 7, 2020
—
Fountains Of Ellisville LLC
—
Deed
related
$18,191,800 · Greystone Svcg
Aug 25, 2016
—
Fountains Of Ellisville LLC
—
Deed
related
$17,254,125 · Greystone Svcg
—
—
Fountains Of Ellisville LLC
—
Deed Of Trust
related
$18,191,800 · Greystone Svcg
—
—
Fountains Of Ellisville LLC
—
Loan Modification
related
$17,254,125 · Greystone Svcg
—
—
Fountains Of Ellisville LLC
—
Loan Modification
related
$17,632,172 · Greystone Svcg
—
—
Fountains Of Ellisville LLC
—
Loan Modification
related
$17,832,800 · Greystone Svcg
—
—
Fountains Of Ellisville LLC
—
Loan Modification
related
$18,191,800 · Greystone Svcg
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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