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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Retail space
217 Kirkwood Rd Saint Louis, MO 63122-4305
Entity Owned
~
Est. High Equity
Property ID
US48-0808310
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
FRAME
Total area
4,494 SF
Lot
0.21 ac (9,148 SF)
Zoning code
32B2
APN
24M-4-4-158-2
UPID
US48-0808310
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
Current use
Occupant on record · Public records
-
DTK Studios (Bike/Boat/Book/etc) Store Photography Service
-
Kirkwood Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$560k
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$925k
Owner & transaction history
The Bee Hive LLC
The Bee Hive LLC
since 2025
Last sale
$1.0M
3 recorded transactions
Zoning & alternative use
32B2 · Saint Louis, MO
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 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
$560,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
RETAIL STORES
$965,000
Current use
COMMERCIAL (GENERAL)
$820,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $1.00M (Dec 4 2025)
Last sale anchor
$1.00M
Dec 4 2025
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
$206 / 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
$21,343
Tax year 2023
Assessed value
$208,000
Assessed 2023
Previous assessed
$208,000
+0.0% YoY
Effective rate
10.26%
On assessed value
Assessed land
$58,530
Assessed improvement
$149,470
Land market value
$182,900
Improvement market value
$467,100
Total market value
$650,000
Applied tax rate
116.0000
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
2000
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
4,494 SF
Lot
0.21 ac (9,148 SF)
Zoning code
32B2
APN
24M-4-4-158-2
UPID
US48-0808310
Jurisdiction
ST LOUIS
Zoning & alternative use
32B2 · Saint Louis, MO
Zoning 32B2 · permitted uses
32B2 · 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
$965,000
COMMERCIAL (GENERAL)
Est. value
$820,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
2000
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
The Bee Hive LLC
Entity
Mailing address
526 E MADISON AVE, SAINT LOUIS, MO 63122-4567
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
Dec 4, 2025
$1,000,000
The Bee Hive LLC
Blami LLC
Warranty Deed
$950,000 · Carrollton Bank
Oct 15, 2015
$975,000
Blami LLC
Katsoulis John K Trust
Warranty Deed
—
—
—
John K Katsoulis
—
Deed Of Trust
related
$285,000 · Carrollton Bank
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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