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Property profile & analytics
OFF-MARKET
Estimated value
$2,335,000
Turn key restaurants
2921 Veterans Memorial Pkwy, Saint Charles, MO 63303-3527
Entity Owned
11-yr Hold
Free & Clear
Property ID
US48-0524233
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Total area
4,860 SF
Lot
1.53 ac (66,647 SF)
Zoning code
AB2
APN
6-010D-6657-00-0001.0000000
UPID
US48-0524233
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
$2.34M
Blend (final)
Blend
$2.34M
Owner & transaction history
Arcp Ap St Charles Mo LLC · 11 yrs held
Arcp Ap St Charles Mo LLC
since 2014
6 recorded transactions
Zoning & alternative use
AB2 · Saint Charles, 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 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
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±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
$480 / 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
$478,597
Assessed 2023
Previous assessed
$446,584
+7.2% YoY
Land market value
$833,088
Improvement market value
$662,528
Total market value
$1,495,616
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
4,860 SF
Lot
1.53 ac (66,647 SF)
Zoning code
AB2
APN
6-010D-6657-00-0001.0000000
UPID
US48-0524233
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.
Building & site characteristics
From public records
Year built
1990
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Arcp Ap St Charles Mo LLC
Entity
Free & Clear · 11 yrs held
Mailing address
2325 E CAMELBACK RD STE #1100, PHOENIX, AZ 85016-9078
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2020
—
Mid River Restaurants LLC
—
Deed
related
$24,794,866 · United Ms Bk
Jul 11, 2014
—
Arcp Ap St Charles Mo LLC
Mckelvey Rental LLC
Grant Deed
—
Jan 31, 2011
—
Mid River Restaurants LLC
—
Deed Of Trust
related
$44,000,000 · Regions Financial Corp
Apr 23, 2003
—
Mckelvey Rental LLC
Bravin Income Plus III LLC
Grant Deed
$1,000,000 · Frontenac Bank
Jan 19, 2000
—
Brauvin Income Plus III LLC
Brauvin Income Plus LP III
Quit Claim Deed
related
$45,000,000 · Key Bank NA Trustee
—
—
Mid River Restaurants LLC
—
Deed Of Trust
related
$24,794,866 · United Ms Bk
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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