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Property profile & analytics
OFF-MARKET
Estimated value
$8,690,000
Retail space
4301 Earth City Expy Earth City, MO 63045-1334
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US48-0621325
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Total area
156,264 SF
Lot
7.84 ac (341,510 SF)
Zoning code
FPM3
APN
09O-1-1-039-9
UPID
US48-0621325
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
$10.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.53M
Blend (final)
Blend
$8.69M
Owner & transaction history
Brookhill Meadows LLC · 3 yrs held
Brookhill Meadows LLC
since 2023
Last sale
$7.2M
5 recorded transactions
Zoning & alternative use
FPM3 · Earth City, 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 Earth City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Earth City 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
$8,445,000
ML approach
$10,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$13,570,000
Current use
INDUSTRIAL (GENERAL)
$12,440,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,340,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$8.69M
Range $7.82M – $9.56M · ±10% · vs last sale $7.23M (Feb 2 2023)
Last sale anchor
$7.23M
Feb 2 2023
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
$56 / 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
$260,732
Tax year 2023
Assessed value
$2,129,760
Assessed 2023
Previous assessed
$1,761,720
+20.9% YoY
Effective rate
12.24%
On assessed value
Assessed land
$491,740
Assessed improvement
$1,638,020
Land market value
$1,536,700
Improvement market value
$5,118,800
Total market value
$6,655,500
Applied tax rate
139.0000
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
1994
Heating
NONE
Stories
5
Rooms
11
Bathrooms
0
Total area
156,264 SF
Lot
7.84 ac (341,510 SF)
Zoning code
FPM3
APN
09O-1-1-039-9
UPID
US48-0621325
Jurisdiction
ST LOUIS
Zoning & alternative use
FPM3 · Earth City, MO
Zoning FPM3 · permitted uses
FPM3 · Earth City, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Earth City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$13.6M
INDUSTRIAL (GENERAL)
Est. value
$12.4M
COMMERCIAL (GENERAL)
Est. value
$12.3M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
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
1994
Heating
NONE
Stories
5
Rooms
11
Bathrooms
0
Lot
7.84 ac
Current owner
From public records · entity-resolved
Brookhill Meadows LLC
Entity
Mailing address
1600 S BRENTWOOD BLVD STE #770, SAINT LOUIS, MO 63144-1329
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2023
$7,233,265
Brookhill Meadows LLC
Jgb Earth City LLC
Warranty Deed
—
Aug 13, 2015
$5,351,700
Jgb Earth City LLC
Green Point LLC
Special Warranty Deed
—
Aug 31, 1999
—
Grenpoint LLC
—
Deed Of Trust
related
$4,500,000 · First National Bank St Louis
Oct 30, 1998
—
Green Point
436 Investments
Grant Deed
related
—
—
—
Greenpoint LLC
—
Deed Of Trust
related
$4,400,000 · Allegiant 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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