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Property profile & analytics
FOR SALE
Office buildings
2085 Bluestone Dr Saint Charles, MO 63303
Entity Owned
21-yr Hold
Free & Clear
Property ID
US48-3309118
For Sale
1 / 2
$1,800,000
2085 Bluestone Dr, Saint Charles, MO 63303
View Listing →
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
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
$937k
Blend (final)
Blend
$935k
Owner & transaction history
Family Legacy LLC · 21 yrs held
Family Legacy LLC
since 2004
3 recorded transactions
Zoning & alternative use
AB2 · Saint Charles, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.4M
+49.8%
Retail stores
$1.4M
+48.2%
Auto repair, garage
$1.2M
+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
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
OFFICE BUILDING
$930,000
Current use
MEDICAL BUILDING
$1,395,000
Change: +50% · Conversion: Easy
RETAIL STORES
$1,380,000
Change: +48% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,245,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,005,000
Change: +8% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$930,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±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
$130 / 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
$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
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
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, MO
Zoning AB2 · permitted uses
AB2 · 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
$930,000
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$930,000
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
1999
Heating
NONE
Stories
1
Bathrooms
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Family Legacy LLC
Entity
Free & Clear · 21 yrs held
Mailing address
2260 BLUESTONE DR, SAINT CHARLES, MO 63303-5981
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2004
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
Nov 5, 2004
—
Family Legacy LLC
Beckerle,kevin J & Dolora
Quit Claim Deed
related
—
Nov 5, 2004
$1,855,000
Kevin J Beckerle
Willows Way INC
Warranty Deed
$1,183,125 · Partners Bk
—
—
Family Legacy LLC
—
Deed Of Trust
related
$1,020,183 · First Advantage Bk
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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