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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Retail space
1850 Larkin Williams Rd, Fenton, MO 63026-2027
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US48-0442089
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Total area
17,860 SF
Lot
1.36 ac (59,285 SF)
Zoning code
21BP-3
APN
26O-1-2-039-3
UPID
US48-0442089
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
-
McLaughlin Hoist + Crane Industrial Manufacturer Production Facility
-
Doll Services General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$1.99M
Owner & transaction history
Ftn Investment LLC · 6 yrs held
Ftn Investment LLC
since 2019
3 recorded transactions
Zoning & alternative use
21BP-3 · Fenton, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.5M
+30.4%
Office building
$2.5M
+30.1%
Medical building
$2.2M
+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
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
RETAIL STORES
$1,945,000
Current use
AUTO REPAIR, GARAGE
$2,540,000
Change: +30% · Conversion: Difficult
OFFICE BUILDING
$2,530,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$2,170,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,775,000
Change: -9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,575,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±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
$111 / 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
$54,804
Tax year 2023
Assessed value
$590,630
Assessed 2023
Previous assessed
$448,000
+31.8% YoY
Effective rate
9.28%
On assessed value
Assessed land
$73,220
Assessed improvement
$517,410
Land market value
$228,800
Improvement market value
$1,616,900
Total market value
$1,845,700
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
2010
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
11
Total area
17,860 SF
Lot
1.36 ac (59,285 SF)
Zoning code
21BP-3
APN
26O-1-2-039-3
UPID
US48-0442089
Jurisdiction
ST LOUIS
Zoning & alternative use
21BP-3 · Fenton, MO
Zoning 21BP-3 · permitted uses
21BP-3 · 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
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
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
2010
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Rooms
11
Lot
1.36 ac
Current owner
From public records · entity-resolved
Ftn Investment LLC
Entity
Mailing address
4482 WOODSON RD, SAINT LOUIS, MO 63134-3722
Ownership since
2019
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 13, 2019
$1,200,000
Ftn Investment LLC
Future III LLC
Special Warranty Deed
$900,000 · First Bank
May 20, 2011
—
Future III LLC
Future III LLC
Quit Claim Deed
related
$417,906 · Midwest Bankcentre
—
—
Future III LLC
—
Deed Of Trust
related
$368,687 · Business Bk/st Louis
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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