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Property profile & analytics
OFF-MARKET
Estimated value
$1,785,000
Strip malls
2905 Patterson Rd Florissant, MO 63031-1415
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US48-0954466
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1981
Total area
21,683 SF
Lot
2.55 ac (111,078 SF)
Zoning code
C-8
APN
06J-5-2-109-8
UPID
US48-0954466
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
Current use
Occupant on record · Public records
-
ATM Atm
-
LibertyX Bitcoin ATM Atm
-
Holeshotz Bar & Grill Bar & Pub Restaurant
-
Holshotz Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.81M
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
$2.14M
Blend (final)
Blend
$1.79M
Owner & transaction history
Ma Shiv Shakti LLC · 2 yrs held
Ma Shiv Shakti LLC
since 2023
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
C-8 · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.6M
+22.2%
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
$1,720,000
ML approach
$1,810,000
CAP Approach
CAP Return
Estimation
6%
$1,555,000
6.5%
$1,435,000
7%
$1,330,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,155,000
Current use
MEDICAL BUILDING
$2,635,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$2,095,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,915,000
Change: -11% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,725,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±10% · vs last sale $1.80M (Sep 19 2023)
Last sale anchor
$1.80M
Sep 19 2023
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
$82 / 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
$66,670
Tax year 2023
Assessed value
$553,050
Assessed 2023
Previous assessed
$569,950
-3.0% YoY
Effective rate
12.05%
On assessed value
Assessed land
$156,380
Assessed improvement
$396,670
Land market value
$488,700
Improvement market value
$1,239,600
Total market value
$1,728,300
Applied tax rate
139.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1981
Heating
NONE
Stories
1
Rooms
11
Total area
21,683 SF
Lot
2.55 ac (111,078 SF)
Zoning code
C-8
APN
06J-5-2-109-8
UPID
US48-0954466
Jurisdiction
ST LOUIS
Zoning & alternative use
C-8 · Florissant, MO
Zoning C-8 · permitted uses
C-8 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.6M
RETAIL STORES
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
RETAIL STORES
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
1981
Heating
NONE
Stories
1
Rooms
11
Lot
2.55 ac
Current owner
From public records · entity-resolved
Ma Shiv Shakti LLC
Entity
Mailing address
2012 MONTCLAIR MNR DR, SAINT CHARLES, MO 63303-4078
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2023
$1,800,000
Ma Shiv Shakti LLC
Ma Vaishno LLC
Warranty Deed
$458,000 · Cadence Bank NA
Apr 17, 2018
$1,650,000
Ma Vaishno LLC
Ma Durga LLC
Warranty Deed
related
$1,670,000 · First Mid Il Bk&tr
Jun 8, 2017
$1,650,000
Ma Durga LLC
Yatim Properties Ltd
Warranty Deed
$1,438,000 · First Mid Il Bk&tr
Jul 8, 2011
—
Yatim Properties Ltd
Alyatim,george I & Joulite G
Quit Claim Deed
—
Nov 10, 2008
—
Yatim Properties Ltd
Alyatim,george I & Jouliet G
Quit Claim Deed
related
—
—
—
George I Alyatim
—
Deed Of Trust
related
$1,065,505 · Union Planters National Bank
—
—
George I Alyatim
—
Deed Of Trust
related
$1,000,000 · Jefferson Bank & Trust Co
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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