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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Strip malls
2235 Charbonier Rd Florissant, MO 63031-5519
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US48-0511112
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2006
Construction
FRAME
Total area
56,321 SF
Lot
1.94 ac (84,506 SF)
Zoning code
R3
APN
07L-6-4-031-4
UPID
US48-0511112
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
$3.73M
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$930k
Owner & transaction history
Shoppes At Koch Park LLC · 20 yrs held
Shoppes At Koch Park LLC
since 2005
5 recorded transactions
Zoning & alternative use
R3 · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The zone provides standard single family residential district with a minimum lot size of 10000 square feet
Zone name
Single Family 10000 Square Foot
General category
RESIDENTIAL
Zone area
261.49 ac
Source
Realmo
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 Florissant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florissant 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%
$4,035,000
6.5%
$3,725,000
7%
$3,460,000
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±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
$17 / 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
$136,359
Tax year 2023
Assessed value
$1,120,000
Assessed 2023
Previous assessed
$1,272,410
-12.0% YoY
Effective rate
12.17%
On assessed value
Assessed land
$129,790
Assessed improvement
$990,210
Land market value
$405,600
Improvement market value
$3,094,400
Total market value
$3,500,000
Applied tax rate
139.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
56,321 SF
Lot
1.94 ac (84,506 SF)
Zoning code
R3
APN
07L-6-4-031-4
UPID
US48-0511112
Jurisdiction
ST LOUIS
Zoning & alternative use
R3 · Florissant, MOZoning R3 · permitted uses
R3 · Florissant, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The zone provides standard single family residential district with a minimum lot size of 10000 square feet
Zone name
Single Family 10000 Square Foot
General category
RESIDENTIAL
Zone area
261.49 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.94 ac
Current owner
From public records · entity-resolved
Shoppes At Koch Park LLC
Entity
Free & Clear · 20 yrs held
Mailing address
9015 MTN RDG DR STE #350, AUSTIN, TX 78759-8487
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Aug 24, 2005
$211,050
Shoppes At Koch Park LLC
Duncheon,charlie S & Dana P
Warranty Deed
—
Aug 24, 2005
$3,039,120
Shoppes At Koch Park LLC
Palmer Group LLC
Warranty Deed
—
Aug 24, 2005
$548,730
Shoppes At Koch Park LLC
Herren,john
Warranty Deed
—
Aug 24, 2005
—
Palmer Group LLC
Palmer Group LLC
Quit Claim Deed
related
—
Aug 24, 2005
$422,100
Shoppes At Koch Park LLC
Morrison,don & Pat
Warranty Deed
—
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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