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Property profile & analytics
OFF-MARKET
Estimated value
$5,175,000
Office buildings
20 Pt W Blvd Saint Charles, MO 63301-4430
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0934413
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
37,790 SF
Lot
2.21 ac (96,268 SF)
Zoning code
AB1
APN
6-0016-5891-00-0001.0000000
UPID
US48-0934413
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
$5.25M
Blend (final)
Blend
$5.18M
Owner & transaction history
West Point Plaza LLC · 4 yrs held
West Point Plaza LLC
since 2021
Last sale
$5.1M
3 recorded transactions
Zoning & alternative use
AB1 · Saint Charles, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.3M
+49.8%
Retail stores
$7.3M
+48.2%
Auto repair, garage
$6.6M
+33.8%
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 Saint Charles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Charles 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
$5,745,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,895,000
Current use
MEDICAL BUILDING
$7,330,000
Change: +50% · Conversion: Easy
RETAIL STORES
$7,255,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,550,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,550,000
Change: +13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,895,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.18M
Range $4.66M – $5.69M · ±10% · vs last sale $5.10M (Aug 6 2021)
Last sale anchor
$5.10M
Aug 6 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
$137 / 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
Property tax & assessments
Assessed value
$1,198,800
Assessed 2023
Previous assessed
$841,892
+42.4% YoY
Land market value
$433,206
Improvement market value
$3,313,044
Total market value
$3,746,250
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Heating
CENTRAL
Cooling
YES
Stories
1
Bathrooms
29
Total area
37,790 SF
Lot
2.21 ac (96,268 SF)
Zoning code
AB1
APN
6-0016-5891-00-0001.0000000
UPID
US48-0934413
Jurisdiction
ST CHARLES
Zoning & alternative use
AB1 · Saint Charles, MO
Zoning AB1 · permitted uses
AB1 · Saint Charles, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Charles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$7.3M
RETAIL STORES
Est. value
$7.3M
AUTO REPAIR, GARAGE
Est. value
$6.6M
COMMERCIAL (GENERAL)
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
OFFICE BUILDING Current
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1985
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
29
Lot
2.21 ac
Current owner
From public records · entity-resolved
West Point Plaza LLC
Entity
Mailing address
PO BOX 4336, PRESCOTT, AZ 86302-4336
Ownership since
2021
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
Aug 6, 2021
—
West Point Plaza LLC
Northwoods Management LLC
Special Warranty Deed
$4,080,000 · The Missouri Bank
Aug 5, 2021
—
Northwoods Management LLC
Sussex Partners LP
Special Warranty Deed
—
Aug 14, 2007
—
Partners Sussex
Jensen,linda M
Warranty Deed
—
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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