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345 Marshall Ave, Webster Groves, MO 63119
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Property summary
AI-generated overview
This exceptional multi-tenant office portfolio offers a unique opportunity in Webster Groves, a highly desirable St. Louis County location. The property comprises seven buildings totaling 128,702 square feet situated on a spacious 21-acre lot. Currently, two executive office spaces are available, ranging from 1,684 to 3,241 square feet. The entire portfolio boasts professional landscaping, including attractive sculpture gardens, and benefits from prominent architecture. Tenants enjoy direct access to the Deer Creek Greenway, providing a tranquil and convenient outdoor amenity. This premier suburban office campus offers a highly sought-after location, providing proximity to many key decision-makers in the St. Louis area. The main building itself offers 43,052 square feet, with 2,385 square feet currently vacant. The property's location in Webster Groves provides a prestigious address within one of St. Louis' most coveted executive neighborhoods. This is an ideal opportunity for businesses seeking a sophisticated and well-amenitized office space in a prime location. The property is situated in St. Louis County, offering easy access to major transportation routes and other key amenities. The available spaces are perfect for businesses seeking a professional and convenient workspace in a thriving community.
Property profile
Verified
Property type
Manufacturing properties
Use group
CHEMICAL
Year built
1990
Construction
FRAME
Total area
25,020 SF
Lot
11.13 ac (484,953 SF)
Zoning code
64E
APN
21K-2-2-044-3
UPID
US48-0490288
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Engineering Consultant
-
General Contractor Construction Company
-
Architect
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$895k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.28M
Owner & transaction history
since 2022
3 recorded transactions
Zoning & alternative use
64E · Saint Louis, MO
Top alternative use upside
Office building
$1.7M
+86.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.28M
Value range
$1.15M – $1.41M
±10% around blend
Estimated value / SF
$51 / SF
Confidence
Property data
100
Comparable evidence
60
Income certainty
100
$1.15M
blend $1.28M
$1.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,020 SF
Lot area
11.13 ac
Year built
1990
Stories
3
APN
21K-2-2-044-3
Zoning
64E
Assessed value
$2,831,650
Annual tax
$264,833
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$264,833
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.67M
Range $528k – $1.67M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.28M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+87%
vs current-use indication
Chemical · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.44M
Move the market yield to see immediate price impact.
Value / SF
$897
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.41M
$28.27M
$20.19M
$15.71M
$1.57M
$31.41M
$22.44M
$17.45M
$1.73M
$34.55M
$24.68M
$19.20M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$264,833
Tax year 2023
Assessed value
$2,831,650
Assessed 2023
Previous assessed
$2,814,530
+0.6% YoY
Effective rate
9.35%
On assessed value
Assessed land
$744,900
Assessed improvement
$2,086,750
Land market value
$2,327,800
Improvement market value
$6,521,100
Total market value
$8,848,900
Applied tax rate
134.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
CHEMICAL
Status
For Lease
Year built
1990
Construction
FRAME
Heating
HOT WATER
Cooling
CENTRAL
Buildings
4
Stories
3
Total area
25,020 SF
Lot
11.13 ac (484,953 SF)
Zoning code
64E
APN
21K-2-2-044-3
UPID
US48-0490288
Jurisdiction
ST LOUIS
Zoning & alternative use
64E · Saint Louis, MOZoning 64E · permitted uses
64E · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
4
Lot
11.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
64E
Jurisdiction
Saint Louis, MO
Recorded code
64E
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 64E in Saint Louis, MO.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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