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Property profile & analytics
FOR LEASE
Retail space
232 Vance Rd Valley Park, MO 63088
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US48-0155012
For Lease
1 / 2
Contact for pricing
232 Vance Rd, Valley Park, MO 63088
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
TYPE NOT SPECIFIED
Total area
22,920 SF
Lot
4.98 ac (216,798 SF)
Zoning code
R4
APN
25Q-2-2-061-0
UPID
US48-0155012
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
$4.75M
Comparable Approach
Comparable
$4.13M
Blend (final)
Blend
$890k
Owner & transaction history
Vance Center LLC · 23 yrs held
Vance Center LLC
since 2002
7 recorded transactions
Zoning & alternative use
R4 · Valley Park, 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 Valley Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valley Park 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%
$5,140,000
6.5%
$4,745,000
7%
$4,405,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,605,000
Current use
OFFICE BUILDING
$3,410,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,260,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$39 / 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
$74,253
Tax year 2023
Assessed value
$637,250
Assessed 2023
Previous assessed
$646,150
-1.4% YoY
Effective rate
11.65%
On assessed value
Assessed land
$112,770
Assessed improvement
$524,480
Land market value
$352,400
Improvement market value
$1,639,000
Total market value
$1,991,400
Applied tax rate
132.0000
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
For Lease
Year built
2006
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
11
Total area
22,920 SF
Lot
4.98 ac (216,798 SF)
Zoning code
R4
APN
25Q-2-2-061-0
UPID
US48-0155012
Jurisdiction
ST LOUIS
Zoning & alternative use
R4 · Valley Park, MOZoning R4 · permitted uses
R4 · Valley Park, MO
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
RETAIL STORES Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.3M
RETAIL STORES Current
OFFICE 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
2006
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
11
Lot
4.98 ac
Current owner
From public records · entity-resolved
Vance Center LLC
Entity
Mailing address
232 VANCE RD STE #200, VALLEY PARK, MO 63088-1575
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2018
—
Vance Center LLC
—
Deed
related
$1,324,684 · Midwest Bankcentre
Aug 30, 2016
—
Vance Center LLC
—
Deed
related
$187,400 · Us Small Busn Admn
May 12, 2005
—
Vance Center LLC
—
Grant Deed
related
$1,987,500 · Meramec Valley Bank
Dec 10, 2002
—
Vance Center LLC
B & B Properties INC
Grant Deed
related
—
—
—
Vance Center LLC
—
Deed Of Trust
related
$500,000 · Meramec Valley Bank
—
—
Vance Center LLC
—
Deed Of Trust
related
$2,750,000 · Associated Bank
—
—
Vance Center LLC
—
Deed Of Trust
related
$187,400 · Us Small Busn Admn
—
—
Vance Center LLC
—
Deed Of Trust
related
$260,000 · Meramec Valley Bank
—
—
Vance Center LLC
—
Deed Of Trust
related
$1,324,684 · Midwest Bankcentre
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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