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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Manufacturing properties
249 Saint Louis Ave Valley Park, MO 63088-1721
Entity Owned
11-yr Hold
Free & Clear
Property ID
US48-1015288
Property profile
Verified
Property type
Manufacturing properties
Use group
CHEMICAL
Year built
1958
Construction
STEEL FRAME
Total area
29,944 SF
Lot
5.34 ac (232,610 SF)
Zoning code
58C1
APN
26P-4-3-134-0
UPID
US48-1015288
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
$680k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$823k
Blend (final)
Blend
$750k
Owner & transaction history
Reichhold LLC 2 · 11 yrs held
Reichhold LLC 2
since 2015
5 recorded transactions
Zoning & alternative use
58C1 · 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
$680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CHEMICAL
$700,000
Current use
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$25 / 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
$68,977
Tax year 2023
Assessed value
$600,000
Assessed 2023
Previous assessed
$576,000
+4.2% YoY
Effective rate
11.50%
On assessed value
Assessed land
$223,300
Assessed improvement
$376,700
Land market value
$697,800
Improvement market value
$1,177,200
Total market value
$1,875,000
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
Manufacturing properties
Use group
CHEMICAL
Status
Off-Market
Year built
1958
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Buildings
9
Stories
2
Rooms
11
Total area
29,944 SF
Lot
5.34 ac (232,610 SF)
Zoning code
58C1
APN
26P-4-3-134-0
UPID
US48-1015288
Jurisdiction
ST LOUIS
Zoning & alternative use
58C1 · Valley Park, MOZoning 58C1 · permitted uses
58C1 · 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
CHEMICAL Current
Est. value
$700,000
CHEMICAL Current
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
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
9
Rooms
11
Lot
5.34 ac
Current owner
From public records · entity-resolved
Reichhold LLC 2
Entity
Free & Clear · 11 yrs held
Mailing address
100 E COTTAGE AVE, CARPENTERSVILLE, IL 60110-1884
Ownership since
2015
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 7, 2017
—
Reichhold LLC 2
—
Grant Deed
related
—
May 21, 2015
—
Reichhold LLC 2
Reichhold LLC
Quit Claim Deed
—
Apr 21, 2015
—
Reichhold LLC
Reichhold INC
Quit Claim Deed
related
—
—
—
Reichhold INC
—
Deed Of Trust
related
$87,500,000 · Bank Of America
—
—
Reichhold LLC 2
—
Deed Of Trust
related
$63,192,000 · Cantor Fitzgerald Securities
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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