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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Investment properties
3120 Kingshighway Blvd 3128, Saint Louis, MO 63139-1108
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US48-0483596
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1929
Construction
BRICK
Total area
6,282 SF
Lot
0.35 ac (15,360 SF)
Zoning code
F
APN
565800-00200
UPID
US48-0483596
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
$840k
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$675k
Blend (final)
Blend
$835k
Owner & transaction history
Forest Park Southeast Restoration L · 3 yrs held
Forest Park Southeast Restoration L
since 2022
Last sale
$820,000
3 recorded transactions
Zoning & alternative use
F · Saint Louis, 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 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
$855,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
$1,230,000
6.5%
$1,135,000
7%
$1,055,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,145,000
Current use
RETAIL STORES
$1,105,000
Change: -3% · Conversion: Easy
MEDICAL BUILDING
$970,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$940,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $820k (Oct 28 2022)
Last sale anchor
$820k
Oct 28 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
$133 / 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
$8,255
Tax year 2023
Assessed value
$86,000
Assessed 2023
Previous assessed
$86,000
+0.0% YoY
Effective rate
9.60%
On assessed value
Assessed land
$34,400
Assessed improvement
$51,600
Land market value
$107,500
Improvement market value
$161,300
Total market value
$268,800
Applied tax rate
8.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1929
Construction
BRICK
Heating
YES
Cooling
CENTRAL
Stories
2
Units
2
Total area
6,282 SF
Lot
0.35 ac (15,360 SF)
Zoning code
F
APN
565800-00200
UPID
US48-0483596
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) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$970,000
OFFICE BUILDING
Est. value
$940,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
1929
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Units
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
Forest Park Southeast Restoration L
Individual
Mailing address
4240 MANCHESTER AVE, SAINT LOUIS, MO 63110-3826
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2022
$820,000
Forest Park Southeast Restoration L
Modern Kitchens And Baths INC
Warranty Deed
$840,000 · Citizens Community Bank
Jan 4, 2016
—
Modern Kitchens & Baths INC
Modern Kitchens & Bath INC
Quit Claim Deed
related
$98,000 · Us Bk
—
—
Modern Kitchens & Baths INC
—
Deed Of Trust
related
$376,000 · Meramec Valley Bank
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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