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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Manufacturing properties
2918-2920 Franklin Ave Saint Louis, MO 63106
Individually Owned
8-yr Hold
Free & Clear
Property ID
US48-3158034
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1908
Construction
BRICK
Total area
6,750 SF
Lot
0.15 ac (6,733 SF)
Zoning code
F
APN
101000-00300
UPID
US48-3158034
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
$760k
Blend (final)
Blend
$855k
Owner & transaction history
Rodney Lightle JR · 8 yrs held
Rodney Lightle JR
since 2018
1 recorded transaction
Zoning & alternative use
F · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+168.0%
Retail stores
$1.1M
+130.2%
Medical building
$1.0M
+127.0%
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 Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis 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
COMMERCIAL (GENERAL)
$1,230,000
Change: +168% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: +130% · Conversion: Moderate
MEDICAL BUILDING
$1,040,000
Change: +127% · Conversion: Difficult
OFFICE BUILDING
$1,010,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$840,000
Change: +84% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$690,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$127 / 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
$14,716
Tax year 2023
Assessed value
$153,300
Assessed 2023
Previous assessed
$153,300
+0.0% YoY
Effective rate
9.60%
On assessed value
Assessed land
$4,400
Assessed improvement
$148,900
Land market value
$13,900
Improvement market value
$465,200
Total market value
$479,100
Applied tax rate
19.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1908
Construction
BRICK
Heating
YES
Stories
5
Total area
6,750 SF
Lot
0.15 ac (6,733 SF)
Zoning code
F
APN
101000-00300
UPID
US48-3158034
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
F · Saint Louis, MO
Zoning F · permitted uses
F · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$840,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$690,000
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1908
Construction
BRICK
Heating
YES
Stories
5
Lot
0.15 ac
Current owner
From public records · entity-resolved
Rodney Lightle JR
Individual
Free & Clear · 8 yrs held
Mailing address
2918 FRANKLIN AVE, SAINT LOUIS, MO 63106-1808
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2018
—
Rodney Lightle JR
St Louis Plating Co INC
Quit Claim Deed
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.
Try Rey
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