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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2893 Veterans Memorial Pkwy Saint Charles, MO 63303-3526

    • Medical offices
    • 5,159 SF
    • 1.19 lot acres
    OFF-MARKET
    Last Sale
    Oct 19, 2022
    $1,501,910
    Value Estimations
    $1,425,000
    Show details
    Cap Rate Potential
    4%
    Medical offices
    Location Intelligence
    Property ID
    US48-3163937
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Medical offices

    Property Details for 2893 Veterans Memorial Pkwy

    Year built
    1993
    Lot size
    1.19 lot acres
    Property size
    5,159 SF
    Zone code
    AB2
    Property type
    Medical offices
    Property subtype
    Medical centers
    APN
    6-010D-6971-00-002C.0000000
    APU
    6010D697100002C0000000

    Description

    This exceptional investment opportunity presents a fee-simple ownership of a 5,159 square foot retail building in St. Charles, Missouri, situated within the St. Louis MSA. The property is currently 100% occupied by Consumer Cellular under a triple-net (NNN) lease with a corporate guarantee, offering significant passive income. The lease commenced July 23, 2023, and has a remaining term of 6.1 years, expiring January 1, 2031, with two 5-year renewal options. Rent increases of 10% are built in every five years. The property boasts a strong 6.50% cap rate and a net operating income (NOI) of $135,122. Built in 1993 and extensively renovated in 2023, the single-building property sits on a 1.19-acre lot and is strategically located as an outparcel to a shopping center anchored by Walmart Supercenter and Sam's Club, ensuring high visibility and traffic. The recent renovations included new windows, slab/foundation work, and a new unit heater. The property benefits from a roof warranty extending until 2028. Consumer Cellular, a rapidly growing national company with over four million subscribers, provides exceptional tenant stability. This prime location in the affluent St. Charles suburb, just 30 minutes from downtown St. Louis, offers a compelling investment opportunity with strong potential for long-term growth and returns. The average income within a 5-mile radius exceeds $100,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,530,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,020,000
      6.5%
      $940,000
      7%
      $875,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,292,000
      Market price range: $505k - $1.29M
      AI Estimate
      $1,292,000
      Market price range: $505k - $1.29M

    • Alternative Use

      Use
      Estimation
      MEDICAL BUILDING
      $1,000,000
      Current use
      RESTAURANT
      $1,965,000
      Change: +96% Conversion: Difficult
      RETAIL STORES
      $990,000
      Change: -1% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $895,000
      Change: -11% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saint Charles
    County
    St. Charles
    State
    Missouri
    Longitude
    -90.5252
    Latitude
    38.7834
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $0.00
    $0.00
    $387,025
    -
    $626,175
    $583,277
    $1,209,452

    Comparable in this City

    • Value Estimation
      $14,350,000
      146,652 SF

      711 Veterans Memorial Pkwy

      MEDICAL BUILDING • 146,652 SF
      711 Veterans Memorial Pkwy, Saint Charles, MO 63303-2106
      View Details
    • Value Estimation
      $3,780,000
      19,493 SF

      1820 Zumbehl Rd

      MEDICAL BUILDING • 19,493 SF
      1820 Zumbehl Rd, Saint Charles, MO 63303-2761
      View Details
    • Value Estimation
      $3,280,000
      33,518 SF

      2730 Saint Peters Pkwy

      MEDICAL BUILDING • 33,518 SF
      2730 Saint Peters Pkwy, Saint Peters, MO 63303-5677
      View Details
    • Value Estimation
      $945,000
      5,025 SF

      3871 Mexico Rd

      MEDICAL BUILDING • 5,025 SF
      3871 Mexico Rd, Saint Charles, MO 63303-3042
      View Details
    • Value Estimation
      $1,045,000
      6,524 SF

      2740 Saint Peters Pkwy

      MEDICAL BUILDING • 6,524 SF
      2740 Saint Peters Pkwy, Saint Peters, MO 63303-6355
      View Details
    • Value Estimation
      $1,305,000
      6,676 SF

      11 Garvey Pkwy

      MEDICAL BUILDING • 6,676 SF
      11 Garvey Pkwy, Saint Charles, MO 63303-5614
      View Details

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    2893 Veterans Memorial Pkwy
    Saint Charles, MO 63303-3526
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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