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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Distribution centers
2 Cave Industrial Dr Festus, MO 63028
Entity Owned
14-yr Hold
Absentee Owner
Free & Clear
Property ID
US48-0705260
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2006
Total area
25,185 SF
Lot
3.64 ac (158,558 SF)
Zoning code
CT1
APN
10-9.0-31.0-4-002-007.02
UPID
US48-0705260
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.33M
Owner & transaction history
Laurel Properties LLC · 14 yrs held
Laurel Properties LLC
since 2011
5 recorded transactions
Zoning & alternative use
CT1 · Festus, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Festus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Festus 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
WAREHOUSE, STORAGE
$2,140,000
Current use
RESTAURANT
$2,105,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$1,995,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±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
$53 / 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
$16,833
Tax year 2023
Assessed value
$286,600
Assessed 2024
Previous assessed
$286,600
+0.0% YoY
Effective rate
5.87%
On assessed value
Assessed land
$101,500
Assessed improvement
$185,100
Land market value
$317,100
Improvement market value
$578,300
Total market value
$895,400
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2006
Heating
YES
Bathrooms
1
Total area
25,185 SF
Lot
3.64 ac (158,558 SF)
Zoning code
CT1
APN
10-9.0-31.0-4-002-007.02
UPID
US48-0705260
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Festus, MOZoning CT1 · permitted uses
CT1 · Festus, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.1M
RESTAURANT
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
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
Heating
YES
Bathrooms
1
Lot
3.64 ac
Current owner
From public records · entity-resolved
Laurel Properties LLC
Entity
Free & Clear · 14 yrs held
Mailing address
100 DUNKLIN DR, HERCULANEUM, MO 63048-1005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Jan 5, 2018
—
Laurel Properties LLC
—
Deed
related
$739,656 · Bloomsdale Bk
Oct 25, 2011
—
Laurel Properties LLC
Moore,laurel T & Cleda
Quit Claim Deed
related
—
—
—
Laurel Properties LLC
—
Deed Of Trust
related
$461,883 · Bloomsdale Bk
—
—
Laurel Properties LLC
—
Deed Of Trust
related
$739,656 · Bloomsdale Bk
—
—
Laurel T Moore
—
Deed Of Trust
related
$600,000 · Us Bank NA
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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