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2085 Bluestone Dr, Saint Charles, MO 63303
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Property summary
AI-generated overview
This well-maintained, two-story, 14,100 square foot Class B office building in Saint Charles, Missouri, is offered for sale at $1,800,000 ($127.66/SF). Built in 1999 with various renovations, the property features a multi-tenant configuration with long-term occupants. One suite of approximately 1500 square feet is currently available for lease, making it ideal for an owner-user. The building boasts high visibility on Highway 94, with convenient grade-level access and prominent monument signage opportunities. Suites include private offices, reception areas, kitchenettes, and private bathrooms. The property's location provides easy access to major thoroughfares including Highways 94, I-70, and 364. The permitted zoning is commercial, and the building sits on a privately owned lot at 2085 Bluestone Dr, Saint Charles, MO 63303. This all-brick structure presents a solid investment opportunity.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
7,192 SF
Lot
1.08 ac (47,045 SF)
Zoning code
AB2
APN
3-0011-7507-00-002A.0000000
UPID
US48-3309118
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$937k
Blend (final)
Blend
$935k
Owner & transaction history
since 2004
3 recorded transactions
Zoning & alternative use
AB2 · Saint Charles, MO
Top alternative use upside
Medical building
$1.4M
+49.8%
Retail stores
$1.4M
+48.2%
Auto repair, garage
$1.2M
+33.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$935k
Value range
$842k – $1.03M
±10% around blend
Estimated value / SF
$130 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
40
Income certainty
100
$842k
blend $935k
$1.03M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,192 SF
Lot area
1.08 ac
Year built
1999
Stories
1
APN
3-0011-7507-00-002A.0000000
Zoning
AB2
Assessed value
$213,933
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.55M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.3 mi away · 8,180 SF
12.5 mi away · 6,000 SF
19.9 mi away · 7,296 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$935k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 31 sales
$130
+0%
County 88 sales
$140
-7%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $130/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+50%
vs current-use indication
Retail Stores
Auto Repair, Garage
Commercial (general)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
9.71%
Selected cap rate for this office buildings
Derived from the Saint Charles market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.71%
9.0%
NOI (est.)
$175k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.80M
Move the market yield to see immediate price impact.
Value / SF
$250
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.21%9.71%10.21%
$157k
$1.71M
$1.62M
$1.54M
$175k
$1.90M
$1.80M
$1.71M
$192k
$2.09M
$1.98M
$1.88M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.75M
8.1 mi · Dec 2025 · $192/SF
Property tax & assessments
Property tax & assessments
Assessed value
$213,933
Assessed 2023
Previous assessed
$208,755
+2.5% YoY
Land market value
$352,838
Improvement market value
$315,704
Total market value
$668,542
Applied tax rate
3.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1999
Heating
NONE
Stories
1
Bathrooms
1
Total area
7,192 SF
Lot
1.08 ac (47,045 SF)
Zoning code
AB2
APN
3-0011-7507-00-002A.0000000
UPID
US48-3309118
Jurisdiction
ST CHARLES
Zoning & alternative use
AB2 · Saint Charles, MOZoning AB2 · permitted uses
AB2 · Saint Charles, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Stories
1
Bathrooms
1
Lot
1.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
AB2
Jurisdiction
Saint Charles, MO
Recorded code
AB2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AB2 in Saint Charles, MO.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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