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Property profile & analytics
OFF-MARKET
Estimated value
$28,645,000
Outlet malls
4255 Hampton Ave, Saint Louis, MO 63109-2120
Individually Owned
5-yr Hold
Free & Clear
Property ID
US48-1488432
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2005
Construction
STEEL FRAME
Total area
140,933 SF
Lot
4.96 ac (216,275 SF)
Zoning code
F
APN
623900-00100
UPID
US48-1488432
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
$32.88M
Comparable Approach
Comparable
$29.83M
Blend (final)
Blend
$28.65M
Owner & transaction history
Harvey D Aaron · 5 yrs held
Harvey D Aaron
since 2021
2 recorded transactions
Zoning & alternative use
F · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$39.0M
+32.3%
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 Saint Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis 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%
$35,615,000
6.5%
$32,875,000
7%
$30,525,000
Alternative Use
Use
Estimation
RETAIL STORES
$29,505,000
Current use
RESTAURANT
$39,035,000
Change: +32% · Conversion: Easy
COMMERCIAL (GENERAL)
$25,645,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$28.65M
Range $25.78M – $31.51M · ±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
$203 / 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
$250,283
Tax year 2023
Assessed value
$2,604,700
Assessed 2023
Previous assessed
$3,118,200
-16.5% YoY
Effective rate
9.61%
On assessed value
Assessed land
$692,100
Assessed improvement
$1,912,600
Land market value
$2,162,900
Improvement market value
$5,976,776
Total market value
$8,139,676
Applied tax rate
16.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2005
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
140,933 SF
Lot
4.96 ac (216,275 SF)
Zoning code
F
APN
623900-00100
UPID
US48-1488432
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
F · Saint Louis, MO
Zoning F · permitted uses
F · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$29.5M
RESTAURANT
Est. value
$39.0M
COMMERCIAL (GENERAL)
Est. value
$25.6M
RETAIL STORES Current
RESTAURANT
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
2005
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
4.96 ac
Current owner
From public records · entity-resolved
Harvey D Aaron
Individual
Free & Clear · 5 yrs held
Mailing address
5 HAGEN RD, NEWTON, MA 02459-2729
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2021
—
Harvey D Aaron
Harvey D Aaron
Intrafamily Transfer
related
—
Jan 13, 2020
—
Frish,barbara A Trust
Barbara A Frish
Quit Claim Deed
related
—
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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