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Property profile & analytics
OFF-MARKET
Estimated value
$20,415,000
Assisted living facilities
2150 Randolph St Saint Charles, MO 63301-0846
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US48-0741361
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Total area
207,485 SF
Lot
9.3 ac (405,108 SF)
APN
6-006A-3280-00-0007.2000000
UPID
US48-0741361
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
by Request
Blend (final)
Blend
$20.42M
Owner & transaction history
Windsor-st Charles Proerty LLC · 6 yrs held
Windsor-st Charles Proerty LLC
since 2020
Last sale
$20.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$23,880,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$30,470,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$26,875,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,870,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$20.42M
Range $18.37M – $22.46M · ±10% · vs last sale $20.42M (Mar 30 2020)
Last sale anchor
$20.42M
Mar 30 2020
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
$98 / 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
$1,460,498
Assessed 2023
Previous assessed
$1,383,926
+5.5% YoY
Land market value
$837,000
Improvement market value
$6,849,827
Total market value
$7,686,827
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1978
Heating
NONE
Total area
207,485 SF
Lot
9.3 ac (405,108 SF)
APN
6-006A-3280-00-0007.2000000
UPID
US48-0741361
Jurisdiction
ST CHARLES
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$30.5M
OFFICE BUILDING
Est. value
$26.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.9M
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1978
Heating
NONE
Lot
9.3 ac
Current owner
From public records · entity-resolved
Windsor-st Charles Proerty LLC
Entity
Mailing address
9100 KARLOV AVE STE #301, SKOKIE, IL 60076-1718
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2020
—
Windsor-st Charles Proerty LLC
St Charles Holding Co LLC
Quit Claim Deed
$17,970,000 · Ef Edgewood Sbc 2016-1 LLC
Jun 29, 2018
—
Windsor Ests Of St Charles Hol
—
Deed
related
$54,870,000 · Bank Leumi USA
Apr 6, 2018
—
Windsor Estates Of St Charles Sna
—
Deed
related
$160,000 · Bank Leumi USA
Nov 29, 2017
—
Windsor Estates Of St Charles Sna
—
Deed
related
$500,000 · Bank Leumi USA
Dec 1, 2016
—
Windsor Estates Of St Charles Sna
—
Deed
related
$14,100,000 · Bank Leumi USA
Oct 30, 2015
—
Windsor Estates Of St Charles Hol
St Charles Hcp Partners LLC
Quit Claim Deed
$14,100,000 · Bank Leumi USA
Dec 18, 2013
—
St Charles Hcp Partners LLC
Parkside Meadows INC
Quit Claim Deed
related
$8,000,000 · Heartland Bk W
—
—
Windsor Estates Of St Charles Sna
—
Loan Modification
related
$14,100,000 · Bank Leumi USA
—
—
Windsor Estates Of St Charles Sna
—
Loan Modification
related
$500,000 · Bank Leumi USA
—
—
Windsor Ests Of St Charles Hol
—
Deed Of Trust
related
$54,870,000 · Bank Leumi USA
—
—
Windsor Estates Of St Charles Sna
—
Loan Modification
related
$160,000 · Bank Leumi USA
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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