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Property profile & analytics
OFF-MARKET
Estimated value
$345,000
Strip malls
3524 Patterson Rd Florissant, MO 63031-1311
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US48-3337694
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2000
Total area
9,335 SF
Lot
3.58 ac (155,945 SF)
Zoning code
24B5
APN
06J-6-3-095-4
UPID
US48-3337694
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
-
Family Dollar Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$395k
Blend (final)
Blend
$345k
Owner & transaction history
Kah IV LLC · 7 yrs held
Kah IV LLC
since 2018
4 recorded transactions
Zoning & alternative use
24B5 · Florissant, 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 Florissant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florissant 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%
$670,000
6.5%
$615,000
7%
$575,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$930,000
Current use
RETAIL STORES
$900,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$825,000
Change: -11% · Conversion: Easy
INDUSTRIAL (GENERAL)
$745,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$345k
Range $311k – $380k · ±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
$37 / 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
$31,947
Tax year 2023
Assessed value
$262,400
Assessed 2023
Previous assessed
$282,180
-7.0% YoY
Effective rate
12.17%
On assessed value
Assessed land
$171,140
Assessed improvement
$91,260
Land market value
$534,800
Improvement market value
$285,200
Total market value
$820,000
Applied tax rate
139.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2000
Heating
NONE
Stories
1
Total area
9,335 SF
Lot
3.58 ac (155,945 SF)
Zoning code
24B5
APN
06J-6-3-095-4
UPID
US48-3337694
Jurisdiction
ST LOUIS
Zoning & alternative use
24B5 · Florissant, MOZoning 24B5 · permitted uses
24B5 · Florissant, 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$930,000
RETAIL STORES
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$825,000
INDUSTRIAL (GENERAL)
Est. value
$745,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2000
Heating
NONE
Stories
1
Lot
3.58 ac
Current owner
From public records · entity-resolved
Kah IV LLC
Entity
Mailing address
2701 W LAWRENCE AVE STE A, SPRINGFIELD, IL 62704-7215
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2018
$700,000
Kah IV LLC
Kathleen Knox Heslop LP
Warranty Deed
$720,000 · First Bankers Tr
Apr 15, 2004
—
Kathleen Knox Heslop LP
Family Video Movie Club INC
Grant Deed
related
—
Nov 1, 1999
—
Family Video Movie Club
Patel,amrut N & Sita A
Grant Deed
related
—
—
—
Kathleen Knox Heslop
—
Deed Of Trust
related
$553,350 · Us Bank NA
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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