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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Retail space
2386 Hwy 67 Florissant, MO 63033-2034
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US48-3108042
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Construction
FRAME
Total area
5,520 SF
Lot
1.3 ac (56,628 SF)
Zoning code
B3
APN
07J-3-4-023-6
UPID
US48-3108042
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
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$675k
Owner & transaction history
Best Wash Real Estate Holdings I Ll · 1 yrs held
Best Wash Real Estate Holdings I Ll
since 2025
Last sale
$675,000
6 recorded transactions
Zoning & alternative use
B3 · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+98.9%
Office building
$780,000
+46.8%
Medical building
$670,000
+25.9%
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
$675,000
ML approach
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$535,000
Current use
AUTO REPAIR, GARAGE
$1,060,000
Change: +99% · Conversion: Difficult
OFFICE BUILDING
$780,000
Change: +47% · Conversion: Easy
MEDICAL BUILDING
$670,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$550,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$485,000
Change: -9% · Conversion: Easy
INDUSTRIAL (GENERAL)
$440,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $675k (Oct 25 2024)
Last sale anchor
$675k
Oct 25 2024
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
$122 / 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
$23,599
Tax year 2023
Assessed value
$212,390
Assessed 2023
Previous assessed
$124,930
+70.0% YoY
Effective rate
11.11%
On assessed value
Assessed land
$124,610
Assessed improvement
$87,780
Land market value
$389,400
Improvement market value
$274,300
Total market value
$663,700
Applied tax rate
111.0000
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
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
5,520 SF
Lot
1.3 ac (56,628 SF)
Zoning code
B3
APN
07J-3-4-023-6
UPID
US48-3108042
Jurisdiction
ST LOUIS
Zoning & alternative use
B3 · Florissant, MO
Zoning B3 · permitted uses
B3 · Florissant, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Florissant. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$535,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$780,000
MEDICAL BUILDING
Est. value
$670,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$550,000
COMMERCIAL (GENERAL)
Est. value
$485,000
INDUSTRIAL (GENERAL)
Est. value
$440,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Lot
1.3 ac
Current owner
From public records · entity-resolved
Best Wash Real Estate Holdings I Ll
Entity
Mailing address
12130 LADUE RD, SAINT LOUIS, MO 63141-8121
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2025
—
Best Wash Real Estate Holdings I Ll
Best Wash Missouri Holdings LLC
Deed
related
—
Oct 25, 2024
$675,000
Best Wash Missouri Holdings LLC
Samjane Properties LLC
Special Warranty Deed
$1,305,600 · Royal Banks Of Missouri
Jun 21, 2018
—
Samjane Properties Llg
—
Deed
related
$504,000 · Stratton Equities LLC
Jan 2, 2008
$459,000
Samjane Properties LLC
Odonnell Properties LLC
Warranty Deed
$390,000 · St Johns Bank & Trust Co
—
—
Samjane Properties Llg
—
Deed Of Trust
related
$504,000 · Stratton Equities LLC
—
—
Samjane Properties LLC
—
Deed Of Trust
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.
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