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Property profile & analytics
OFF-MARKET
Estimated value
$5,790,000
Community centers
2402 Clay St Saint Charles, MO 63301-2548
Individually Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US48-0651818
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1958
Total area
60,479 SF
Lot
6.05 ac (263,525 SF)
Zoning code
AB2
APN
6-009C-3138-00-0008.1000000
UPID
US48-0651818
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
$5.79M
Blend (final)
Blend
$5.79M
Owner & transaction history
Eveline Hoffman · 21 yrs held
Eveline Hoffman
since 2005
5 recorded transactions
Zoning & alternative use
AB2 · Saint Charles, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.9M
+13.4%
Office building
$7.8M
+0.0%
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 Charles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Charles 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
NEIGHBORHOOD: SHOPPING CENTER
$7,830,000
Current use
COMMERCIAL (GENERAL)
$8,880,000
Change: +13% · Conversion: Easy
OFFICE BUILDING
$7,835,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$5.79M
Range $5.21M – $6.37M · ±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
$96 / 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
Property tax & assessments
Assessed value
$1,160,021
Assessed 2023
Previous assessed
$1,035,615
+12.0% YoY
Land market value
$1,087,041
Improvement market value
$2,538,025
Total market value
$3,625,066
Applied tax rate
6.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1958
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
60,479 SF
Lot
6.05 ac (263,525 SF)
Zoning code
AB2
APN
6-009C-3138-00-0008.1000000
UPID
US48-0651818
Jurisdiction
ST CHARLES
Zoning & alternative use
AB2 · Saint Charles, MO
Zoning AB2 · permitted uses
AB2 · Saint Charles, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Charles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.8M
COMMERCIAL (GENERAL)
Est. value
$8.9M
OFFICE BUILDING
Est. value
$7.8M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1958
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
6.05 ac
Current owner
From public records · entity-resolved
Eveline Hoffman
Individual
Free & Clear · 21 yrs held
Mailing address
727 CRAIG RD STE #100, SAINT LOUIS, MO 63141-7175
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
Jun 9, 2016
—
St Charles Ptshp LP
—
Deed
related
$4,600,000 · Midwest Bankcentre
Dec 26, 2008
—
Ptshp St. Charles
—
Deed Of Trust
related
$1,500,000 · Midwest Bankcentre
Jan 31, 2005
—
Eveline Hoffman
Hoffman Allan Trust
Quit Claim Deed
related
—
—
—
St Charles Ptshp LP
—
Deed Of Trust
related
$4,000,000 · Midwest Bankcentre
—
—
St Charles Ptshp LP
—
Loan Modification
related
$4,600,000 · 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.
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