Entity Owned Property summary
AI-generated overview
This exceptional 1.28-acre commercial land parcel presents a compelling redevelopment opportunity in the thriving St. Peters, Missouri market. Located at 355 Mid Rivers Mall Drive, the property boasts unparalleled visibility and accessibility, situated near the intersection of Mid Rivers Mall Drive and Mexico Road. The site benefits from strong traffic counts and convenient access to a bustling commercial corridor, ensuring high exposure for any future development. The property's APN is 2-0111-5391-00-0001.0000000 and is zoned for commercial use. The asking price is $1,900,000, translating to a land value of $26.88 per square foot. The surrounding area is anchored by a diverse range of established retailers, including Schnucks, Aldi, Barnes & Noble, DSW, Academy Sports, Burlington, Marshalls, Home Goods, Ulta, Old Navy, Outback Steakhouse, and Cooper's Hawk Winery & Restaurants, among many others. This strategic location offers significant potential for a variety of commercial ventures, capitalizing on the high traffic volume and established retail presence. The property's prime location and strong surrounding commercial activity make it an ideal investment for developers seeking a high-impact project in a dynamic market. This is a rare opportunity to acquire a significant commercial land parcel in a highly desirable area of St. Charles County, Missouri.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
9,640 SF
Lot
0.98 ac (42,768 SF)
Zoning code
AB2
APN
2-0111-5391-00-0001.0000000
UPID
US48-0277727
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
-
Alternative Medicine Practice
-
Corporate Office
-
Car Wash
-
Loan Service Bank
-
Title Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.96M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.92M
Owner & transaction history
since 2021
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
AB2 · Saint Peters, MO
Top alternative use upside
Medical building
$1.9M
+39.2%
Auto repair, garage
$1.7M
+24.4%
Retail stores
$1.6M
+19.9%
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.
All 4 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.92M
Value range
$1.72M – $2.11M
±10% around blend
Estimated value / SF
$199 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
40
$1.72M
blend $1.92M
$2.11M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,640 SF
Lot area
0.98 ac
Year built
1980
Stories
1
APN
2-0111-5391-00-0001.0000000
Zoning
AB2
Assessed value
$357,219
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.96M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.13M
@ 6.5% CAP return
$1.96M
@ 7% CAP return
$1.82M
4
Sales comparison
Partial preview
Sales approach indication
$1.93M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.0 mi away · 11,090 SF
16.5 mi away · 8,180 SF
24.6 mi away · 7,296 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 24 sales
$139
+43%
Submarket 44 sales
$142
+40%
County 88 sales
$140
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $199/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+39%
vs current-use indication
Auto Repair, Garage
Retail Stores
Neighborhood: Shopping Center
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
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
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
6.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.70%
9.0%
NOI (est.)
$119k *
Last sale · Dec 2021
$1.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.78M
Move the market yield to see immediate price impact.
Value / SF
$184
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
6.20%6.70%7.20%
$107k
$1.73M
$1.60M
$1.49M
$119k
$1.92M
$1.78M
$1.65M
$131k
$2.11M
$1.95M
$1.82M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.75M
8.7 mi · Dec 2025 · $192/SF
Property tax & assessments
Property tax & assessments
Assessed value
$357,219
Assessed 2023
Previous assessed
$279,771
+27.7% YoY
Land market value
$419,265
Improvement market value
$697,045
Total market value
$1,116,310
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Heating
CENTRAL
Cooling
YES
Stories
1
Bathrooms
3
Total area
9,640 SF
Lot
0.98 ac (42,768 SF)
Zoning code
AB2
APN
2-0111-5391-00-0001.0000000
UPID
US48-0277727
Jurisdiction
ST CHARLES
Zoning & alternative use
AB2 · Saint Peters, MOZoning AB2 · permitted uses
AB2 · Saint Peters, 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
1980
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.98 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
AB2
Jurisdiction
Saint Peters, MO
Recorded code
AB2
Ownership Intelligence
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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
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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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