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Property profile & analytics
OFF-MARKET
Estimated value
$13,930,000
Office buildings
1600 Brentwood Blvd Saint Louis, MO 63144-1320
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US48-0808185
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1985
Total area
57,815 SF
Lot
3.1 ac (134,949 SF)
Zoning code
9PD
APN
20K-2-4-228-2
UPID
US48-0808185
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
-
David A. Carpenter, MD Physician Medical Clinic
-
The BackStoppers, Inc. Charitable Organization Social Service Agency
-
Washington University Department of Neurology Physician Medical Clinic
-
Dale Carnegie Training of St. Louis Business Management Consultant Education
-
Washington University Sleep Center Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.32M
CAP Approach
CAP
$11.58M
Comparable Approach
Comparable
$13.68M
Blend (final)
Blend
$13.93M
Owner & transaction history
Pmiii C40 LLC · 5 yrs held
Pmiii C40 LLC
since 2021
Last sale
$16.5M
5 recorded transactions
Zoning & alternative use
9PD · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.0M
+85.5%
Retail stores
$13.0M
+50.8%
Commercial (general)
$10.5M
+21.8%
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 Saint Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis 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
$11,320,000
CAP Approach
CAP Return
Estimation
6%
$12,545,000
6.5%
$11,580,000
7%
$10,750,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,635,000
Current use
RESTAURANT
$16,015,000
Change: +85% · Conversion: Moderate
RETAIL STORES
$13,015,000
Change: +51% · Conversion: Moderate
COMMERCIAL (GENERAL)
$10,520,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$8,910,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$13.93M
Range $12.54M – $15.32M · ±10% · vs last sale $16.54M (Mar 22 2021)
Last sale anchor
$16.54M
Mar 22 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
$241 / 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
$587,123
Tax year 2023
Assessed value
$6,005,760
Assessed 2023
Previous assessed
$5,125,240
+17.2% YoY
Effective rate
9.78%
On assessed value
Assessed land
$1,315,550
Assessed improvement
$4,690,210
Land market value
$4,111,100
Improvement market value
$14,656,900
Total market value
$18,768,000
Applied tax rate
104.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
7
Total area
57,815 SF
Lot
3.1 ac (134,949 SF)
Zoning code
9PD
APN
20K-2-4-228-2
UPID
US48-0808185
Jurisdiction
ST LOUIS
Zoning & alternative use
9PD · Saint Louis, MO
Zoning 9PD · permitted uses
9PD · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.6M
RESTAURANT
Est. value
$16.0M
RETAIL STORES
Est. value
$13.0M
COMMERCIAL (GENERAL)
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$8.9M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL 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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
7
Buildings
2
Lot
3.1 ac
Current owner
From public records · entity-resolved
Pmiii C40 LLC
Entity
Mailing address
7800 FORSYTH BLVD STE #800, SAINT LOUIS, MO 63105-3311
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
Oct 31, 2024
—
Pmii C40 LLC
—
Deed
related
$752,580 · Bank Of Springfield
Mar 22, 2021
$16,540,000
Pmiii C40 LLC
Drury Center 40 LLC
Special Warranty Deed
$10,725,000 · Bank Of Springfield
Nov 1, 2018
$7,775,000
Drury Center 40 LLC
White-center 40 LLC
Trustees Deed
$10,500,000 · Miscellaneous Ins Co
Dec 1, 2004
$10,000,000
Center 40 LLC
Stlouis Executive Centre 40 In
Grant Deed
related
$9,000,000 · Sun Life Assurance Co
—
—
Center 40 LLC
—
Deed Of Trust
related
$8,039,004 · Drury Dev Corp
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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