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Property profile & analytics
OFF-MARKET
Office Spaces
428 Vreeland Rd Hillsboro, MO 63050-5091
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0034940
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1960
Construction
WOOD FRAME
Total area
2,586 SF
Lot
1.16 ac (50,530 SF)
Zoning code
CT1
APN
17-2.0-03.0-1-001-017.
UPID
US48-0034940
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
-
Kramer & Hand LLC Law Firm Financial Advisor
-
Breeze Meagan E Law Firm
-
Kramer, Hand, Buchholz & Partney - Alice L. Kramer Law Firm Child Welfare Organization
-
Theresa A. Palmer, MA, LPC LLC Family Counselor
-
Kramer, Buchholz & Partney L.L.C. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Liv Recovery Sober Living · 2 yrs held
Liv Recovery Sober Living
since 2023
3 recorded transactions
Zoning & alternative use
CT1 · Hillsboro, 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 Hillsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsboro 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,961
Tax year 2023
Assessed value
$60,700
Assessed 2024
Previous assessed
$60,700
+0.0% YoY
Effective rate
6.53%
On assessed value
Assessed land
$24,300
Assessed improvement
$36,400
Land market value
$79,500
Improvement market value
$113,600
Total market value
$193,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1960
Construction
WOOD FRAME
Heating
YES
Stories
2
Bathrooms
2
Total area
2,586 SF
Lot
1.16 ac (50,530 SF)
Zoning code
CT1
APN
17-2.0-03.0-1-001-017.
UPID
US48-0034940
Jurisdiction
JEFFERSON
Zoning & alternative use
CT1 · Hillsboro, MO
Zoning CT1 · permitted uses
CT1 · Hillsboro, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsboro. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD FRAME
Heating
YES
Stories
2
Bathrooms
2
Lot
1.16 ac
Current owner
From public records · entity-resolved
Liv Recovery Sober Living
Individual
Mailing address
719 STONEWOOD BND DR, LAKE SAINT LOUIS, MO 63367-4064
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 13, 2023
—
Liv Recovery Sober Living
Hcog Opportunities LLC
Warranty Deed
$295,000 · Iff
Mar 4, 2013
—
Hcog Opportunities LLC
Hogan,josh D & Michele L
Warranty Deed
$185,000 · Bank Of Hillsboro
Nov 23, 2004
—
Josh D Hogan
Huskey,richard C & Doris A
Warranty Deed
$49,600 · Eagle Bank & Trust Co Missouri
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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