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Property profile & analytics
OFF-MARKET
Estimated value
$4,475,000
Office buildings
2291 Ball Dr Saint Louis, MO 63146-8603
Entity Owned
10-yr Hold
Free & Clear
Property ID
US48-3352190
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Construction
TYPE NOT SPECIFIED
Total area
34,096 SF
Lot
14.05 ac (611,844 SF)
Zoning code
104PDM
APN
15N-5-4-232-1
UPID
US48-3352190
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
$4.48M
Owner & transaction history
Pingree 2000 R & E Holdings LLC · 10 yrs held
Pingree 2000 R & E Holdings LLC
since 2016
3 recorded transactions
Zoning & alternative use
104PDM · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.2M
+21.8%
Medical building
$5.3M
+3.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,090,000
Current use
COMMERCIAL (GENERAL)
$6,205,000
Change: +22% · Conversion: Easy
MEDICAL BUILDING
$5,255,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,250,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.48M
Range $4.03M – $4.92M · ±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
$131 / 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
$611,313
Tax year 2023
Assessed value
$5,897,690
Assessed 2023
Previous assessed
$5,237,150
+12.6% YoY
Effective rate
10.37%
On assessed value
Assessed land
$562,620
Assessed improvement
$5,335,070
Land market value
$1,758,200
Improvement market value
$16,672,100
Total market value
$18,430,300
Applied tax rate
126.0000
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
Off-Market
Year built
2008
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
4
Units
1
Total area
34,096 SF
Lot
14.05 ac (611,844 SF)
Zoning code
104PDM
APN
15N-5-4-232-1
UPID
US48-3352190
Jurisdiction
ST LOUIS
Zoning & alternative use
104PDM · Saint Louis, MO
Zoning 104PDM · permitted uses
104PDM · 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
OFFICE BUILDING Current
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$6.2M
MEDICAL BUILDING
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2008
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
4
Units
1
Lot
14.05 ac
Current owner
From public records · entity-resolved
Pingree 2000 R & E Holdings LLC
Entity
Free & Clear · 10 yrs held
Mailing address
600 CORPORATE PARK DR, SAINT LOUIS, MO 63105-4204
Ownership since
2016
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
Apr 6, 2016
$20,188,924
Pingree 2000 R & E Holdings LLC
Fsp Lakeside Crossing I LLC
Grant Deed
—
Dec 17, 2008
$19,750,000
Fsp Lakeside Crossing I LLC
Duke Construction
Grant Deed
$19,750,000
Nov 7, 2007
—
Owner Name Unavailable
Owner Name Unavailable
Affidavit Of Death
related
—
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.
Try Rey
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