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Property profile & analytics
OFF-MARKET
Estimated value
$420,000
Retail space
1600 Florissant Rd Saint Louis, MO 63121-1130
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US48-3337993
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
FRAME
Total area
2,509 SF
Lot
0.23 ac (10,019 SF)
Zoning code
96D
APN
13H-4-1-024-1
UPID
US48-3337993
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
$420k
CAP Approach
CAP
$520k
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$420k
Owner & transaction history
P2k LLC · 11 yrs held
P2k LLC
since 2014
3 recorded transactions
Zoning & alternative use
96D · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Citywide Zoning District Map
Top alternative use upside
Commercial (general)
$455,000
+16.4%
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
$420,000
CAP Approach
CAP Return
Estimation
6%
$565,000
6.5%
$520,000
7%
$480,000
Alternative Use
Use
Estimation
RETAIL STORES
$390,000
Current use
COMMERCIAL (GENERAL)
$455,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$385,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$375,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$420k
Range $378k – $462k · ±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
$167 / 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
$8,577
Tax year 2023
Assessed value
$72,160
Assessed 2023
Previous assessed
$41,980
+71.9% YoY
Effective rate
11.89%
On assessed value
Assessed land
$16,000
Assessed improvement
$56,160
Land market value
$50,000
Improvement market value
$175,500
Total market value
$225,500
Applied tax rate
111.0000
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
2,509 SF
Lot
0.23 ac (10,019 SF)
Zoning code
96D
APN
13H-4-1-024-1
UPID
US48-3337993
Jurisdiction
ST LOUIS
Zoning & alternative use
96D · Saint Louis, MOZoning 96D · permitted uses
96D · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$390,000
COMMERCIAL (GENERAL)
Est. value
$455,000
MEDICAL BUILDING
Est. value
$385,000
OFFICE BUILDING
Est. value
$375,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
0.23 ac
Current owner
From public records · entity-resolved
P2k LLC
Entity
Mailing address
1600 S FLORISSANT RD, SAINT LOUIS, MO 63121-1130
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2014
$700,000
P2k LLC
Spirits Plus INC
Warranty Deed
$427,500 · Midland States Bank
Nov 20, 2006
—
Josephine Fullbright
Salmeri Lillian B
Grant Deed
—
Nov 29, 2005
$160,000
Spirit Plus Partnership
Ned B Story
Warranty Deed
—
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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