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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office Spaces
35 Goodwin Dr Festus, MO 63028-4122
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US48-3321366
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1995
Total area
6,035 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CT1
APN
19-4.0-18.0-0-001-006.02
UPID
US48-3321366
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
Current use
Occupant on record · Public records
-
Erin P. Donovan, CPNP Physician
-
Kidz Biz Pediatrics Pediatrician Medical Clinic
-
Kidz Biz Pediatrics, Daniel G. Rudolph, MD. Pediatrician Medical Clinic
-
Kidz Biz Pediatrics: Joshua P. Boldt MD Pediatrician Medical Clinic
-
Blair Theis Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
Ccp Festus Properties LLC · 19 yrs held
Ccp Festus Properties LLC
since 2006
1 recorded transaction
Zoning & alternative use
CT1 · Festus, 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 Festus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Festus 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)
$825,000
Current use
AUTO REPAIR, GARAGE
$675,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$104 / 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
$13,945
Tax year 2023
Assessed value
$210,200
Assessed 2024
Previous assessed
$210,200
+0.0% YoY
Effective rate
6.63%
On assessed value
Assessed land
$24,800
Assessed improvement
$185,400
Land market value
$77,500
Improvement market value
$579,400
Total market value
$656,900
Applied tax rate
47.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1995
Heating
YES
Bathrooms
1
Total area
6,035 SF
Lot
0.89 ac (38,768 SF)
Zoning code
CT1
APN
19-4.0-18.0-0-001-006.02
UPID
US48-3321366
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Festus, MO
Zoning CT1 · permitted uses
CT1 · Festus, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Festus. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$825,000
AUTO REPAIR, GARAGE
Est. value
$675,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
Heating
YES
Bathrooms
1
Lot
0.89 ac
Current owner
From public records · entity-resolved
Ccp Festus Properties LLC
Entity
Mailing address
35 GOODWIN DR, FESTUS, MO 63028-4122
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
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
Sep 12, 2006
—
Ccp Festus Properties LLC
Xrt Realty Lc
Warranty Deed
$878,490 · Eagle Bank & Trust Co Missouri
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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