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Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Retail space
2022 Congressional Dr Saint Louis, MO 63146-4104
Entity Owned
~
Est. High Equity
Property ID
US48-0506172
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Total area
35,429 SF
Lot
1.62 ac (70,720 SF)
Zoning code
104M-1
APN
15N-1-3-001-2
UPID
US48-0506172
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
$3.75M
Blend (final)
Blend
$3.42M
Owner & transaction history
Prestwick Festus LLC
Prestwick Festus LLC
since 2025
3 recorded transactions
Zoning & alternative use
104M-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.5M
+37.2%
Office building
$5.3M
+33.0%
Auto repair, garage
$4.4M
+11.0%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,980,000
Current use
MEDICAL BUILDING
$5,460,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$5,290,000
Change: +33% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,420,000
Change: +11% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,620,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$3.42M
Range $3.07M – $3.76M · ±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
$96 / 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
$64,282
Tax year 2023
Assessed value
$624,000
Assessed 2023
Previous assessed
$462,370
+35.0% YoY
Effective rate
10.30%
On assessed value
Assessed land
$90,530
Assessed improvement
$533,470
Land market value
$282,900
Improvement market value
$1,667,100
Total market value
$1,950,000
Applied tax rate
108.0000
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
1970
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Rooms
11
Total area
35,429 SF
Lot
1.62 ac (70,720 SF)
Zoning code
104M-1
APN
15N-1-3-001-2
UPID
US48-0506172
Jurisdiction
ST LOUIS
Zoning & alternative use
104M-1 · Saint Louis, MO
Zoning 104M-1 · permitted uses
104M-1 · 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
RETAIL STORES Current
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$5.5M
OFFICE BUILDING
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1970
Heating
CENTRAL
Cooling
Yes
Stories
3
Rooms
11
Lot
1.62 ac
Current owner
From public records · entity-resolved
Prestwick Festus LLC
Entity
Mailing address
123 KENDALL BLF CT, CHESTERFIELD, MO 63017-2157
Ownership since
2025
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
Oct 23, 2025
$2,325,000
Prestwick Festus LLC
Cw Properties LLC
Warranty Deed
$1,400,000 · Central Trust Bank
Jun 27, 2018
$1,350,000
Cw Properties LLC
Tdc Property INC
Grant Deed
—
—
—
Tdc Property INC
—
Deed Of Trust
related
$678,337 · Royal Banks Mo
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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