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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Office buildings
4580 Washington St Florissant, MO 63033-5850
Entity Owned
11-yr Hold
Free & Clear
Property ID
US48-0179580
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2016
Construction
WOOD
Total area
4,290 SF
Lot
0.47 ac (20,473 SF)
Zoning code
24B3
APN
09J-3-2-021-8
UPID
US48-0179580
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
$860k
Comparable Approach
Comparable
$896k
Blend (final)
Blend
$650k
Owner & transaction history
Johnny Londoff Chevrolet INC · 11 yrs held
Johnny Londoff Chevrolet INC
since 2014
5 recorded transactions
Zoning & alternative use
24B3 · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$825,000
+35.5%
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 Florissant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florissant 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%
$930,000
6.5%
$860,000
7%
$800,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$610,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$520,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$152 / 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
$17,036
Tax year 2023
Assessed value
$153,320
Assessed 2023
Previous assessed
$114,820
+33.5% YoY
Effective rate
11.11%
On assessed value
Assessed land
$24,580
Assessed improvement
$128,740
Land market value
$76,800
Improvement market value
$402,300
Total market value
$479,100
Applied tax rate
111.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
4,290 SF
Lot
0.47 ac (20,473 SF)
Zoning code
24B3
APN
09J-3-2-021-8
UPID
US48-0179580
Jurisdiction
ST LOUIS
Zoning & alternative use
24B3 · Florissant, MO
Zoning 24B3 · permitted uses
24B3 · Florissant, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Florissant. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$610,000
AUTO REPAIR, GARAGE
Est. value
$825,000
MEDICAL BUILDING
Est. value
$520,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2016
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Johnny Londoff Chevrolet INC
Entity
Free & Clear · 11 yrs held
Mailing address
1375 DUNN RD, FLORISSANT, MO 63031-8117
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2019
—
Johnny Londoff Chevrolet INC
—
Grant Deed
related
$3,100,000 · First Bk
Aug 26, 2014
$140,000
Johnny Londoff Chevrolet INC
Cassidy Ray E & C M Trust
Grant Deed
—
Jun 7, 2007
—
Ray E Cassidy
Cassidy,ray E & Charlene M
Quit Claim Deed
related
—
Feb 2, 1999
—
Ray E Cassidy
Justin Rigali Archbishop
Grant Deed
related
—
—
—
Johnny Londoff Chevrolrt INC
—
Loan Modification
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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