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    1728 Shepherd Ln Foristell, MO 63348
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    1728 Shepherd Ln, Foristell, MO 63348

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    • Commercial real estate
    • 6.94 lot acres
    For Sale
    $903,000
    View Listing →
    Foristell Commercial Land - Huge Potential For Sale
    $903,000

    Foristell Commercial Land - Huge Potential

    6.94 Acres, Prime Commercial Location

    Cappeln, MO 63348
    View Listing
    Property ID
    US48-1379016
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1728 Shepherd Ln

    Lot size
    6.94 lot acres
    Property type
    Commercial real estate
    APN
    40016S029000013.3000000

    Description

    This exceptional 6.944-acre commercial land parcel presents a remarkable investment opportunity in Foristell, Missouri. Located at 1728 Shepherd Ln, this strategically positioned property boasts significant future development potential. Currently zoned for commercial use, the St. Charles County Master Plan projects full commercial zoning by 2030, opening doors to a wide range of possibilities, including retail, office space, and multi-family housing. Its proximity to Highway 70 and the new community college project at Schaper Rd and Interstate Drive enhances its appeal. The projected Interstate Drive extension is anticipated to run through the southern portion of the property, providing valuable frontage. The lot has already undergone partial clearing, leveling, and graveling, streamlining the development process. With its ideal location, projected zoning changes, and existing site preparation, this property offers a compelling investment for forward-thinking developers. The asking price is $974,000. The property's APN is 40016S029000013.3000000. This privately owned land (63348 zip code) presents a unique chance to capitalize on the growth and development projected for Western St. Charles County. The property's latitude and longitude coordinates are 38.804105 and -90.928054 respectively.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Foristell
    County
    St. Charles
    State
    Missouri
    Longitude
    -90.928054
    Latitude
    38.804105

    Comparable in this City

    • $1,950,000
      78.00 Acres

      78 Acres of Farmland

      78 acres of tillable land in St. Charles County.
      Schnarre Rd, Foristell, MO 63348
      View Details
    • $260,000
      4.07 Acres

      Residential Land in Schaper Farms

      4.07-acre corner lot with pond in Foristell, Missouri.
      Fawn Holw Ct, Foristell, MO 63348
      View Details
    • $240,000
      3.07 Acres

      Residential Land in Schaper Farms

      3.07-acre lot for a dream home in Foristell, MO.
      Schaper Farms Ct, Foristell, MO 63348
      View Details
    • $145,000
      3.08 Acres

      Residential Land in Private Setting

      Land for new home construction in a private, natural setting.
      101 Jameson Xing, Foristell, MO 63348
      View Details
    • $273,520
      5.26 Acres

      Residential Lots in Serenity Lake

      5+ acre residential lots ready for building in Foristell, MO.
      9 Serenity Lk Ct, Foristell, MO 63348
      View Details
    • $105,900
      0.29 Acres

      Waterview Lot in Incline Village

      Exceptional lot with panoramic lake and golf course views.
      10119 Greenbriar Ct -, Foristell, MO 63348
      View Details

    Similar Nearby for Sale

    • $1,950,000
      78.00 Acres

      78 Acres of Farmland

      78 acres of tillable land in St. Charles County.
      Schnarre Rd, Foristell, MO 63348
      View Details
    • $260,000
      4.07 Acres

      Residential Land in Schaper Farms

      4.07-acre corner lot with pond in Foristell, Missouri.
      Fawn Holw Ct, Foristell, MO 63348
      View Details
    • $240,000
      3.07 Acres

      Residential Land in Schaper Farms

      3.07-acre lot for a dream home in Foristell, MO.
      Schaper Farms Ct, Foristell, MO 63348
      View Details
    • $273,520
      5.26 Acres

      Residential Lots in Serenity Lake

      5+ acre residential lots ready for building in Foristell, MO.
      9 Serenity Lk Ct, Foristell, MO 63348
      View Details
    • $145,000
      3.08 Acres

      Residential Land in Private Setting

      Land for new home construction in a private, natural setting.
      101 Jameson Xing, Foristell, MO 63348
      View Details
    • $105,900
      0.29 Acres

      Waterview Lot in Incline Village

      Exceptional lot with panoramic lake and golf course views.
      10119 Greenbriar Ct -, Foristell, MO 63348
      View Details
    View Listing
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    Foristell, MO 63348
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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