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Property profile & analytics
OFF-MARKET
Estimated value
$6,905,000
Retail space
401 Sovereign Ct Ballwin, MO 63011-4432
Entity Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0558482
Property summary
AI-generated overview
This exceptional industrial property, located at 401 Sovereign Ct in Ballwin, Missouri, zip code 63011, offers flexible space ideal for a variety of businesses. Situated in the Manchester submarket, this property boasts multiple tenancy options within the industrial sector, specifically categorized as Flex, Warehouse, Service Center, and Office/Warehouse. Individual suites range from 4,095 square feet to 9,632 square feet, with the possibility of combining suites 433 and 437 to achieve the larger 9,632 square foot space. The property features higher-end finishes, including 9-foot solid core doors, a newer roof, and a sprinkler system. Exceptional cleanliness is a key feature. Ample parking is provided, with a generous ratio of 4 cars per 1,000 square feet. This prime location offers easy access to the intersection of Manchester and Weidman Roads. Lease rates are available upon request.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Construction
FRAME
Total area
71,696 SF
Lot
3.65 ac (158,994 SF)
Zoning code
FPM3
APN
22P-1-3-006-3
UPID
US48-0558482
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.22M
Blend (final)
Blend
$6.91M
Owner & transaction history
Regency Park Investors LLC · 23 yrs held
Regency Park Investors LLC
since 2003
3 recorded transactions
Zoning & alternative use
FPM3 · Ballwin, 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 Ballwin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ballwin 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
OFFICE BUILDING
$10,790,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$6.91M
Range $6.21M – $7.60M · ±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
$96 / 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
$81,550
Tax year 2023
Assessed value
$786,050
Assessed 2023
Previous assessed
$790,400
-0.6% YoY
Effective rate
10.37%
On assessed value
Assessed land
$284,930
Assessed improvement
$501,120
Land market value
$890,400
Improvement market value
$1,566,000
Total market value
$2,456,400
Applied tax rate
108.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
11
Total area
71,696 SF
Lot
3.65 ac (158,994 SF)
Zoning code
FPM3
APN
22P-1-3-006-3
UPID
US48-0558482
Jurisdiction
ST LOUIS
Zoning & alternative use
FPM3 · Ballwin, MOZoning FPM3 · permitted uses
FPM3 · Ballwin, 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
OFFICE BUILDING
Est. value
$10.8M
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
2000
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
11
Lot
3.65 ac
Current owner
From public records · entity-resolved
Regency Park Investors LLC
Entity
Mailing address
10829 OLIVE BLVD STE #200, SAINT LOUIS, MO 63141-7768
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
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
Mar 4, 2003
—
Regency Park Investors LLC
Regency Park Joint Venture
Quit Claim Deed
related
$1,280,000 · Pioneer Bank & Trust
—
—
Regency Park Investors LLC
—
Deed Of Trust
related
$1,055,319 · Enterprise Bank & Trust
—
—
Regency Park Investors LLC
—
Deed Of Trust
related
$1,148,000 · Southwest 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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