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Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Assisted living facilities
4474 Butler Hl Rd Saint Louis, MO 63128-3635
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US48-3388545
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
FRAME
Total area
37,665 SF
Lot
4.11 ac (179,032 SF)
Zoning code
R2
APN
30L-3-1-081-1
UPID
US48-3388545
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
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.22M
Blend (final)
Blend
$1.64M
Owner & transaction history
Nic 13 Orchid Terrace Owner Ll · 12 yrs held
Nic 13 Orchid Terrace Owner Ll
since 2014
7 recorded transactions
Zoning & alternative use
R2 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+32.8%
Industrial (general)
$2.2M
+24.1%
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
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,735,000
Current use
OFFICE BUILDING
$2,305,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,155,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±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
$44 / 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
$133,372
Tax year 2023
Assessed value
$2,026,310
Assessed 2023
Previous assessed
$1,937,660
+4.6% YoY
Effective rate
6.58%
On assessed value
Assessed land
$109,250
Assessed improvement
$1,917,060
Land market value
$575,000
Improvement market value
$10,089,800
Total market value
$10,664,800
Applied tax rate
120.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
3
Units
115
Bathrooms
8
Total area
37,665 SF
Lot
4.11 ac (179,032 SF)
Zoning code
R2
APN
30L-3-1-081-1
UPID
US48-3388545
Jurisdiction
ST LOUIS
Zoning & alternative use
R2 · Saint Louis, MO
Zoning R2 · permitted uses
R2 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
INDUSTRIAL (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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
4
Units
115
Bathrooms
8
Lot
4.11 ac
Current owner
From public records · entity-resolved
Nic 13 Orchid Terrace Owner Ll
Individual
Mailing address
55 W 46TH ST STE #2204, NEW YORK, NY 10036-4277
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2018
—
Nic 13 Orchid Ter Owner LLC
—
Deed
related
$720,000,000 · Keybank USA
May 24, 2018
—
Nic 13 Orchid Ter Owner LLC
—
Deed
related
$625,000,000 · Jp Morgan Chase Bk
Jan 9, 2014
$18,414,513
Nic 13 Orchid Terrace Owner Ll
St Louis Retirement Residence
Grant Deed
—
Jul 21, 2004
$1,294,957
Retirement Stlouis Residence
Retirement Residence Invtrs Of Bu
Grant Deed
related
—
Jun 23, 2003
—
Investors Retirement Residence
Washington Lutheran School
Grant Deed
related
—
—
—
Nic 13 Orchid Ter Owner LLC
—
Deed Of Trust
related
$720,000,000 · Keybank USA
—
—
Nic 13 Orchid Ter Owner LLC
—
Deed Of Trust
related
$625,000,000 · Jp Morgan Chase Bk
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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