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Property profile & analytics
OFF-MARKET
Estimated value
$12,290,000
Investment properties
6285 Lemay Fry Rd, Saint Louis, MO 63129-2805
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0796450
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2007
Total area
69,500 SF
Lot
5.09 ac (221,764 SF)
APN
32K-1-3-059-1
UPID
US48-0796450
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
$12.00M
CAP Approach
CAP
$13.15M
Comparable Approach
Comparable
$15.02M
Blend (final)
Blend
$12.29M
Owner & transaction history
Jjs Real Estate LLC · 5 yrs held
Jjs Real Estate LLC
since 2020
Last sale
$12.0M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.3M
+52.2%
Retail stores
$17.0M
+34.1%
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
$15,400,000
ML approach
$12,000,000
CAP Approach
CAP Return
Estimation
6%
$14,245,000
6.5%
$13,150,000
7%
$12,210,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,645,000
Current use
RESTAURANT
$19,250,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$16,965,000
Change: +34% · Conversion: Easy
MEDICAL BUILDING
$10,710,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$10,380,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$12.29M
Range $11.06M – $13.52M · ±10% · vs last sale $12.00M (Nov 30 2020)
Last sale anchor
$12.00M
Nov 30 2020
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
$177 / 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
$178,792
Tax year 2023
Assessed value
$1,951,940
Assessed 2023
Previous assessed
$1,040,000
+87.7% YoY
Effective rate
9.16%
On assessed value
Assessed land
$337,090
Assessed improvement
$1,614,850
Land market value
$1,053,400
Improvement market value
$5,046,400
Total market value
$6,099,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2007
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
69,500 SF
Lot
5.09 ac (221,764 SF)
APN
32K-1-3-059-1
UPID
US48-0796450
Jurisdiction
ST LOUIS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$12.6M
RESTAURANT
Est. value
$19.3M
RETAIL STORES
Est. value
$17.0M
MEDICAL BUILDING
Est. value
$10.7M
OFFICE BUILDING
Est. value
$10.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
2007
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
5.09 ac
Current owner
From public records · entity-resolved
Jjs Real Estate LLC
Entity
Mailing address
4138 MERAMEC BTM RD, SAINT LOUIS, MO 63129-2127
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2020
$12,000,000
Jjs Real Estate LLC
Meramec Bottom Dev LLC
Grant Deed
—
—
—
Meramec Bottom Development LLC
—
Deed Of Trust
related
$4,845,697 · Frontenac Bank
—
—
Meramec Bottom Dev LLC
—
Deed Of Trust
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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