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Property profile & analytics
OFF-MARKET
Estimated value
$4,430,000
Office buildings
4122 Keaton Xing Blvd O Fallon, MO 63368-8218
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0520426
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
27,374 SF
Lot
2.52 ac (109,771 SF)
APN
3-157C-A251-00-0001.0000000
UPID
US48-0520426
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
-
Elpis Pain Management Center Physician
-
Dunteman Edwin D MD Physician
-
Dr. Vivek K. Manchanda, MD Physician
-
Dotcomproducts Home Decor Store Department Store
-
Heartfulness Meditation Center Alternative Medicine Practice Spiritual Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.57M
Comparable Approach
Comparable
$4.59M
Blend (final)
Blend
$4.43M
Owner & transaction history
Sai Ofallon2 INC · 4 yrs held
Sai Ofallon2 INC
since 2022
Last sale
$4.3M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.3M
+36.6%
Auto repair, garage
$4.7M
+22.0%
Retail stores
$4.6M
+17.6%
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 O Fallon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs O Fallon 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
$4,375,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,035,000
6.5%
$5,570,000
7%
$5,175,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,890,000
Current use
MEDICAL BUILDING
$5,310,000
Change: +37% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,745,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$4,570,000
Change: +18% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,890,000
Change: +0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,535,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$4.43M
Range $3.99M – $4.87M · ±10% · vs last sale $4.30M (Feb 16 2022)
Last sale anchor
$4.30M
Feb 16 2022
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
$162 / 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
Property tax & assessments
Assessed value
$966,514
Assessed 2023
Previous assessed
$937,960
+3.0% YoY
Land market value
$987,939
Improvement market value
$2,032,417
Total market value
$3,020,356
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Heating
NONE
Stories
1
Total area
27,374 SF
Lot
2.52 ac (109,771 SF)
APN
3-157C-A251-00-0001.0000000
UPID
US48-0520426
Jurisdiction
ST CHARLES
Zoning & alternative use
Zoning · permitted uses
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 Current
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$4.7M
RETAIL STORES
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.5M
OFFICE BUILDING Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (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
2001
Heating
NONE
Stories
1
Lot
2.52 ac
Current owner
From public records · entity-resolved
Sai Ofallon2 INC
Entity
Mailing address
2617 MEAD AVE, SAINT CLOUD, FL 34771-7875
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2022
—
Sai Ofallon2 INC
Knaust Business Park LLC
Special Warranty Deed
$3,225,000 · West Community Cu
Sep 24, 2003
—
Knaust Business Park LLC
Knaust,james B & Cynthia K
Quit Claim Deed
related
$490,000 · St Johns Bank & Trust Co
—
—
Knaust Business Park LLC
—
Deed Of Trust
related
$2,835,000 · Progress Bk/mo
—
—
Knaust Business Park LLC
—
Deed Of Trust
related
$176,000 · First St Cmnty Bk
—
—
Knaust Business Park LLC
—
Loan Modification
related
$1,575,500 · St Johns Bk&tr
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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