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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    450 Washington St Florissant, MO 63031-5915

    • Retail space
    • 8,996 SF
    • 11.43 lot acres
    OFF-MARKET
    Value Estimations
    $1,315,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US48-0790198
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Life Storage - Florissant / Storage Facility

    Property Details for 450 Washington St

    Year built
    1974
    Construction
    FRAME
    Lot size
    11.43 lot acres
    Property size
    8,996 SF
    Zone code
    R4
    Property type
    Retail space
    APN
    08K-6-2-066-0
    APU
    08K620660

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $830,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,321,000
      Market price range: $511k - $1.32M
      AI Estimate
      $1,243,000
      Market price range: $456k - $1.24M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $870,000
      Current use
      AUTO REPAIR, GARAGE
      $1,730,000
      Change: +99% Conversion: Difficult
      OFFICE BUILDING
      $1,275,000
      Change: +47% Conversion: Easy
      MEDICAL BUILDING
      $1,095,000
      Change: +26% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $895,000
      Change: +3% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $795,000
      Change: -9% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Florissant
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.3375
    Latitude
    38.7938
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $367,138
    $756,800
    $2,547,420
    $3,304,220
    -
    $2,365,000
    $7,960,700
    $10,325,700

    Comparable in this City

    • Value Estimation by Request
      2,702 SF

      1067 Dunn Rd

      RETAIL STORES (PERSONAL SERVICES) • 2,702 SF
      1067 Dunn Rd, Florissant, MO 63031-8205
      View Details
    • Value Estimation by Request
      2,609 SF

      1030 Shackelford Rd

      RETAIL STORES (PERSONAL SERVICES) • 2,609 SF
      1030 Shackelford Rd, Florissant, MO 63031-4367
      View Details
    • Value Estimation by Request
      5,220 SF

      460 Rue Saint Francois St

      RETAIL STORES (PERSONAL SERVICES) • 5,220 SF
      460 Rue Saint Francois St, Florissant, MO 63031-5018
      View Details
    • Value Estimation by Request
      4,566 SF

      605 Hwy 67th St

      RETAIL STORES (PERSONAL SERVICES) • 4,566 SF
      605 Hwy 67th St, Florissant, MO 63031-5105
      View Details
    • Value Estimation by Request
      5,760 SF

      717 Rue Saint Francois St

      RETAIL STORES (PERSONAL SERVICES) • 5,760 SF
      717 Rue Saint Francois St, Florissant, MO 63031-4921
      View Details
    • Value Estimation by Request
      1,500 SF

      301 Rue Saint Francois St

      RETAIL STORES (PERSONAL SERVICES) • 1,500 SF
      301 Rue Saint Francois St, Florissant, MO 63031-5015
      View Details

    Similar Nearby for Sale

    • $799,900
      0.73 Acres

      Retail Property on Highway 67

      Prime retail property with high visibility and redevelopment potential.
      1285 N Highway 67, Florissant, MO 63031
      View Details
    • $1,500,000
      6,642 SF

      Retail Property in High-Traffic Area

      Multi-tenant retail property for sale or lease in Florissant, MO.
      15285 New Halls Ferry Rd, Florissant, MO 63031
      View Details
    • $250,000
      1,740 SF

      Charming Commercial Building in Florissant

      Stand-alone 1,740 sq ft commercial building in historic Old Town.
      1121 N Lafayette St, Florissant, MO 63031
      View Details
    • New
      $1,395,000
      15,917 SF

      Turn-Key Event/Banquet Center

      15,917 Sq Ft event venue in Florissant, MO.
      407 Dunn Rd, Florissant, MO 63031
      View Details
    • $645,000

      Land with High Traffic Frontage

      Land ideal for retail, senior housing, or multi-family.
      5800 Highway 67 N, Florissant, MO 63031
      View Details
    • Contact for pricing
      0.25 Acres

      Buildable Lot in Established Neighborhood

      Corner lot in Florissant, perfect for building a new home.
      660 Herbst Dr, Florissant, MO 63031
      View Details

    Similar Nearby for Lease

    • $12 SF/Yr
      1,200 SF

      Retail Space in Grocery-Anchored Center

      Retail space available in Florissant, MO, with high visibility.
      440-530 Highway 67 N, Florissant, MO 63031
      View Details
    • Contact for pricing
      1,040 SF

      Retail Space in Schnucks Center

      Retail space available in Schnucks-anchored shopping center.
      2235 Charbonier Rd, Florissant, MO 63031
      View Details
    • $2,500 /Mo
      5,663 SF

      Charming Commercial Building in Florissant

      Stand-alone commercial building in historic Old Town Florissant.
      1121 N Lafayette St, Florissant, MO 63031
      View Details
    • Contact for pricing
      1,090 SF

      Retail Outlot in Florissant, MO

      Prime retail space available in a grocery-anchored shopping center.
      1106-1160 Shackelford Rd, Florissant, MO 63031
      View Details
    • Contact for pricing
      1,200 SF

      Retail Space in Florissant Marketplace

      Retail space available in anchored Florissant Marketplace shopping center.
      8182-8234 N Lindbergh Blvd, Florissant, MO 63031
      View Details
    • $350,000

      Restaurant Outlot in Florissant, MO

      1,090 SF former restaurant space for lease or sale.
      1100 Shackelford Rd, Florissant, MO 63031
      View Details

    Property Visit Statistics

    • Visits by month
      0
    • Visitors by month
      546
    • Avg Time on site
      19 min
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    450 Washington St
    Florissant, MO 63031-5915
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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