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Property profile & analytics
OFF-MARKET
Estimated value
$21,320,000
Retail space
20 Corporate Woods Dr Bridgeton, MO 63044-3806
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-3340113
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
WOOD
Total area
278,550 SF
Lot
18 ac (784,080 SF)
Zoning code
10M-1
APN
08O-1-2-012-2
UPID
US48-3340113
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
$24.00M
Blend (final)
Blend
$21.32M
Owner & transaction history
Koch Air LLC · 3 yrs held
Koch Air LLC
since 2022
Last sale
$24.0M
7 recorded transactions
Zoning & alternative use
10M-1 · Bridgeton, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$34.0M
+20.4%
Medical building
$33.9M
+20.0%
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 Bridgeton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bridgeton 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
$28,205,000
Current use
OFFICE BUILDING
$33,965,000
Change: +20% · Conversion: Easy
MEDICAL BUILDING
$33,850,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$27,705,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$21.32M
Range $19.19M – $23.45M · ±10% · vs last sale $24.00M (Nov 2 2021)
Last sale anchor
$24.00M
Nov 2 2021
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
$77 / 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
$622,567
Tax year 2023
Assessed value
$4,877,830
Assessed 2023
Previous assessed
$3,527,810
+38.3% YoY
Effective rate
12.76%
On assessed value
Assessed land
$1,129,090
Assessed improvement
$3,748,740
Land market value
$3,528,400
Improvement market value
$11,714,800
Total market value
$15,243,200
Applied tax rate
139.0000
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
2000
Construction
WOOD
Heating
YES
Cooling
CENTRAL
Stories
1
Rooms
11
Bathrooms
1
Total area
278,550 SF
Lot
18 ac (784,080 SF)
Zoning code
10M-1
APN
08O-1-2-012-2
UPID
US48-3340113
Jurisdiction
ST LOUIS
Zoning & alternative use
10M-1 · Bridgeton, MOZoning 10M-1 · permitted uses
10M-1 · Bridgeton, 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
RETAIL STORES Current
Est. value
$28.2M
OFFICE BUILDING
Est. value
$34.0M
MEDICAL BUILDING
Est. value
$33.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$27.7M
RETAIL STORES Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2000
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Rooms
11
Bathrooms
1
Lot
18 ac
Current owner
From public records · entity-resolved
Koch Air LLC
Entity
Mailing address
10275 W HIGGINS RD #180, ROSEMONT, IL 60018-5625
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 25, 2022
—
Koch Air LLC
Gateway Tt LLC
Lease
—
Nov 2, 2021
$24,000,000
Gateway Ll LLC
Colfin Cobalt I II Owner LLC
Special Warranty Deed
$75,800,000 · New York Life Insurance Company
Dec 19, 2019
—
Colfin Cobalt I II Owner LLC
—
Deed
related
$680,000,000 · Citi Real Estate Funding INC
Dec 30, 2014
$21,559,970
Colfin Cobalt I-ii Owner LLC
Cobalt Industrial Reit II
Grant Deed
related
$1,132,750,000 · General Elec Cap
Jul 2, 2008
$14,500,000
Cobalt Industrial Reit II
Realty Associates Fund Vi
Grant Deed
—
—
—
Reality Associates Fund Vi LP
—
Deed Of Trust
related
$330,000 · Prudential Insurance Co
—
—
Cobalt Industrial Reit II
—
Deed Of Trust
related
$12,385,000 · American Investors Life Ins
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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