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Property profile & analytics
OFF-MARKET
Estimated value
$4,425,000
Office Spaces
200-212 8th St, Saint Louis, MO 63101
Entity Owned
8-yr Hold
Absentee Owner
Property ID
US48-2867357
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1968
Construction
STEEL FRAME
Total area
16,055 SF
Lot
0.72 ac (31,540 SF)
Zoning code
I
APN
018200-00107
UPID
US48-2867357
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
$2.90M
Comparable Approach
Comparable
$4.53M
Blend (final)
Blend
$4.43M
Owner & transaction history
Brandonview Vi LLC · 8 yrs held
Brandonview Vi LLC
since 2017
2 recorded transactions
Zoning & alternative use
I · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+52.2%
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 Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis 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%
$3,140,000
6.5%
$2,900,000
7%
$2,690,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,920,000
Current use
RESTAURANT
$4,445,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$4.43M
Range $3.98M – $4.87M · ±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
$276 / 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
$305,342
Tax year 2023
Assessed value
$3,309,700
Assessed 2023
Previous assessed
$3,309,700
+0.0% YoY
Effective rate
9.23%
On assessed value
Assessed land
$686,300
Assessed improvement
$2,623,400
Land market value
$2,144,701
Improvement market value
$13,243,700
Total market value
$15,388,401
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1968
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Stories
31
Total area
16,055 SF
Lot
0.72 ac (31,540 SF)
Zoning code
I
APN
018200-00107
UPID
US48-2867357
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
I · Saint Louis, MO
Zoning I · permitted uses
I · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
RESTAURANT
Est. value
$4.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1968
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
31
Lot
0.72 ac
Current owner
From public records · entity-resolved
Brandonview Vi LLC
Entity
Mailing address
515 OLIVE ST STE #708, SAINT LOUIS, MO 63101-1833
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2018
—
Brandonview Vi LLC
—
Grant Deed
related
$33,954,000 · Arbor Com'l Fndg I LLC
Nov 16, 2017
—
Brandonview Vi LLC
Brandonview LLC
Quit Claim Deed
related
$30,000,000 · Arbor Realty SR
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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