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Property profile & analytics
OFF-MARKET
Estimated value
$4,295,000
Retail space
1780 Gilsinn Ln, Fenton, MO 63026-2004
Entity Owned
4-yr Hold
Free & Clear
Property ID
US48-0751359
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
TYPE NOT SPECIFIED
Total area
36,002 SF
Lot
2.27 ac (98,881 SF)
Zoning code
21HP-1
APN
26O-1-1-029-5
UPID
US48-0751359
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
-
Bug Out Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.99M
Blend (final)
Blend
$4.30M
Owner & transaction history
Fhbc Flo Hills LLC · 4 yrs held
Fhbc Flo Hills LLC
since 2022
Last sale
$3.8M
4 recorded transactions
Zoning & alternative use
21HP-1 · Fenton, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.1M
+30.4%
Office building
$5.1M
+30.1%
Medical building
$4.4M
+11.5%
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 Fenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fenton 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
$4,470,000
ML approach
$4,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,925,000
Current use
AUTO REPAIR, GARAGE
$5,115,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$5,105,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$4,375,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,580,000
Change: -9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,175,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.30M
Range $3.87M – $4.72M · ±10% · vs last sale $3.78M (Apr 29 2022)
Last sale anchor
$3.78M
Apr 29 2022
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
$119 / 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
$104,149
Tax year 2023
Assessed value
$1,122,430
Assessed 2023
Previous assessed
$840,320
+33.6% YoY
Effective rate
9.28%
On assessed value
Assessed land
$158,210
Assessed improvement
$964,220
Land market value
$494,400
Improvement market value
$3,013,200
Total market value
$3,507,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
36,002 SF
Lot
2.27 ac (98,881 SF)
Zoning code
21HP-1
APN
26O-1-1-029-5
UPID
US48-0751359
Jurisdiction
ST LOUIS
Zoning & alternative use
21HP-1 · Fenton, MO
Zoning 21HP-1 · permitted uses
21HP-1 · Fenton, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fenton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$5.1M
OFFICE BUILDING
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2006
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.27 ac
Current owner
From public records · entity-resolved
Fhbc Flo Hills LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 11676, SAINT LOUIS, MO 63105-0476
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2023
—
Fhbc Flo Hills LLC
—
Deed
related
$2,282,470 · Triad Bank
Apr 29, 2022
$3,778,375
Fhbc Flo Hills LLC
Catalina Holdings LLC
Special Warranty Deed
—
Oct 17, 2019
$3,642,000
Dk Investment Properties LLC
Kaplan Robert Trust
Grant Deed
$3,200,000 · State Bk/waterloo
Apr 1, 2019
$2,930,000
Catalina Holdings LLC
Kaplan Robert Trust
Grant Deed
related
$2,344,000 · Midwest Reg'l Bk
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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