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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office buildings
298 Vance Rd Valley Park, MO 63088-1586
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0056400
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1995
Construction
FRAME
Total area
6,000 SF
Lot
0.81 ac (35,284 SF)
Zoning code
58PDC
APN
26Q-5-3-085-5
UPID
US48-0056400
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
$960k
CAP Approach
CAP
$1.20M
Comparable Approach
Comparable
$937k
Blend (final)
Blend
$925k
Owner & transaction history
Anp Properties Lc · 4 yrs held
Anp Properties Lc
since 2022
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
58PDC · Valley Park, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$945,000
+5.6%
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
$870,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
$1,300,000
6.5%
$1,200,000
7%
$1,115,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$895,000
Current use
RETAIL STORES
$945,000
Change: +6% · Conversion: Moderate
AUTO REPAIR, GARAGE
$855,000
Change: -5% · Conversion: Difficult
MEDICAL BUILDING
$730,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $900k (Mar 7 2022)
Last sale anchor
$900k
Mar 7 2022
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
$154 / 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
$27,099
Tax year 2023
Assessed value
$232,570
Assessed 2023
Previous assessed
$154,170
+50.9% YoY
Effective rate
11.65%
On assessed value
Assessed land
$53,630
Assessed improvement
$178,940
Land market value
$167,600
Improvement market value
$559,200
Total market value
$726,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
6,000 SF
Lot
0.81 ac (35,284 SF)
Zoning code
58PDC
APN
26Q-5-3-085-5
UPID
US48-0056400
Jurisdiction
ST LOUIS
Zoning & alternative use
58PDC · Valley Park, MOZoning 58PDC · permitted uses
58PDC · 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
OFFICE BUILDING Current
Est. value
$895,000
RETAIL STORES
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$855,000
MEDICAL BUILDING
Est. value
$730,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1995
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Anp Properties Lc
Entity
Mailing address
298 VANCE RD, VALLEY PARK, MO 63088-1586
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2022
$900,000
Anp Properties Lc
Lamarr Properties LLC
Warranty Deed
$900,000 · Umb Bank NA
Mar 29, 2006
$850,000
Lamarr Properties LLC
Lawco Investment
Grant Deed
$676,000 · Meramec Valley Bank
Jul 27, 2000
—
Lawless Homes INC
Providence Pointe LLC
Grant Deed
$189,677 · Concord Bank
Apr 27, 2000
—
Lawless Homes INC
P & M Development Co
Grant Deed
$290,400 · Bank Of America
Mar 15, 2000
—
Lawless Homes INC
P M Development Co
Grant Deed
$303,000 · Bank Of America
Dec 21, 1999
—
Lawless Homes INC
Providence Pointe LLC
Quit Claim Deed
related
$144,954 · Jefferson Bank & Trust Co
May 4, 1999
—
Lawless Homes INC
Lawless Homes INC
Quit Claim Deed
related
$217,808 · Concord Bank
Mar 5, 1999
—
Lawless Homes INC
P&m Development Co
Grant Deed
$256,444 · Conseco Bank INC
Oct 1, 1998
—
Lawless Homes INC
—
Grant Deed
related
$155,728 · Concord Bank
—
—
Lawless Homes INC
—
Deed Of Trust
related
$223,900 · Concord Bank
—
—
Lawless Homes INC
—
Deed Of Trust
related
$140,007 · Jefferson Bank & Trust Co
—
—
Lawless Homes INC
—
Deed Of Trust
related
$138,218 · Jefferson Bank & Trust Co
—
—
Lamarr Properties LLC
—
Deed Of Trust
related
$75,250 · Meramec Valley Bank
—
—
Lawless Homes INC
—
Deed Of Trust
related
$147,481 · Jefferson Bank & Trust Co
—
—
Lawco Investment Co
—
Deed Of Trust
related
$28,000 · Jefferson Bank & Trust Co
—
—
Lawco Investment Co
—
Deed Of Trust
related
$500,000 · Commerce Bank
—
—
Lawless Homes INC
—
Deed Of Trust
related
$189,664 · Concord Bank
—
—
Lawco Investment Co
—
Deed Of Trust
related
$540,000 · Jefferson Bank & Trust Co
—
—
Lawless Homes INC
—
Deed Of Trust
related
$139,951 · Concord Bank
—
—
Lamarr Properties LLC
—
Loan Modification
related
$441,237 · First Cmnty FCU
—
—
Lawless Homes INC
—
Deed Of Trust
related
$129,141 · Jefferson Bank & Trust Co
—
—
Lawless Homes INC
—
Deed Of Trust
related
$160,259 · 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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