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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Drug stores
500 Howdershell Rd, Florissant, MO 63031-6450
Entity Owned
10-yr Hold
Free & Clear
Property ID
US48-0504735
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2000
Construction
TYPE NOT SPECIFIED
Total area
15,048 SF
Lot
1.82 ac (79,279 SF)
Zoning code
24B5
APN
07L-3-4-085-0
UPID
US48-0504735
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
-
UMB BANK ATM Atm
-
LibertyX Bitcoin ATM Atm
-
Brandy Byrd Physician
-
Jenice Zakrzewski Pharmacy
-
Timothy Miller Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.21M
Blend (final)
Blend
$1.98M
Owner & transaction history
L2 Karma Fund 5 LLC · 10 yrs held
L2 Karma Fund 5 LLC
since 2015
6 recorded transactions
Zoning & alternative use
24B5 · Florissant, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.9M
+98.9%
Office building
$2.1M
+46.8%
Medical building
$1.8M
+25.9%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,455,000
Current use
AUTO REPAIR, GARAGE
$2,890,000
Change: +99% · Conversion: Difficult
OFFICE BUILDING
$2,135,000
Change: +47% · Conversion: Easy
MEDICAL BUILDING
$1,830,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,495,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,330,000
Change: -9% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,200,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$131 / 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
$86,499
Tax year 2023
Assessed value
$710,470
Assessed 2023
Previous assessed
$890,310
-20.2% YoY
Effective rate
12.17%
On assessed value
Assessed land
$126,850
Assessed improvement
$583,620
Land market value
$396,400
Improvement market value
$1,823,800
Total market value
$2,220,200
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
15,048 SF
Lot
1.82 ac (79,279 SF)
Zoning code
24B5
APN
07L-3-4-085-0
UPID
US48-0504735
Jurisdiction
ST LOUIS
Zoning & alternative use
24B5 · Florissant, MO
Zoning 24B5 · permitted uses
24B5 · 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
RETAIL STORES Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2000
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.82 ac
Current owner
From public records · entity-resolved
L2 Karma Fund 5 LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2017
—
L2 Karma Fund 5 LLC
—
Deed
related
$80,000,000 · Bank Of America
Dec 29, 2015
—
L2 Karma Fund 5 LLC
Spirit Wg St Louis Mo Portfoli
Grant Deed
—
Nov 8, 2005
$5,187,632
Cole Wg St Louis Mo Portfolio LLC
Teachers Retirement System State Ky
Special Warranty Deed
—
Nov 8, 2005
—
Cole Wg St. Louis Portfolio
Teachers Retirement System Of St
Grant Deed
related
—
Jan 29, 2002
—
Teachers Retirement System
Blackstone Group Illinois LLC
Grant Deed
related
—
—
—
Wg St Louis Mo Portfoli Spirit
—
Loan Modification
related
$13,120,000 · Us Bank NA #2006-c25 (ce)
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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