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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Retail space
2208 Mason Ln Ballwin, MO 63021-7801
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0709333
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Total area
1,686 SF
Lot
0.36 ac (15,769 SF)
Zoning code
M3
APN
22P-2-2-029-0
UPID
US48-0709333
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
$377k
Blend (final)
Blend
$625k
Owner & transaction history
Mason Lane LLC · 4 yrs held
Mason Lane LLC
since 2021
Last sale
$725,000
5 recorded transactions
Zoning & alternative use
M3 · Ballwin, 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 Ballwin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballwin 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
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $725k (Dec 13 2021)
Last sale anchor
$725k
Dec 13 2021
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
$371 / 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
$17,838
Tax year 2023
Assessed value
$171,940
Assessed 2023
Previous assessed
$100,130
+71.7% YoY
Effective rate
10.37%
On assessed value
Assessed land
$35,330
Assessed improvement
$136,610
Land market value
$110,400
Improvement market value
$426,900
Total market value
$537,300
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
1976
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Rooms
11
Total area
1,686 SF
Lot
0.36 ac (15,769 SF)
Zoning code
M3
APN
22P-2-2-029-0
UPID
US48-0709333
Jurisdiction
ST LOUIS
Zoning & alternative use
M3 · Ballwin, MOZoning M3 · permitted uses
M3 · Ballwin, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1976
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
11
Lot
0.36 ac
Current owner
From public records · entity-resolved
Mason Lane LLC
Entity
Mailing address
920 BRIGHTFIELD CT, BALLWIN, MO 63021-7406
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2025
—
Mason Lane LLC
—
Deed
related
$140,000 · Bank Of Springfield
Dec 13, 2021
$725,000
Mason Lane LLC
Old Marine Holdings LLC
Warranty Deed
$580,000 · Bank Of Springfield
Dec 3, 2021
—
Old Marine Holdings LLC
Old Marine Holdings LLC
Correction Deed
related
—
Jun 18, 2019
$280,000
Old Marine Holding
Carrie INC
Quit Claim Deed
related
—
—
—
Carrie INC
—
Deed Of Trust
related
$1,000,000 · First 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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