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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Warehouses
6801st Hoffman Ave Saint Louis, MO 63139-2529
Entity Owned
24-yr Hold
Free & Clear
Property ID
US48-0112746
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1928
Construction
BRICK
Total area
9,756 SF
Lot
0.53 ac (23,174 SF)
Zoning code
J
APN
465304-00400
UPID
US48-0112746
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
$715k
Comparable Approach
Comparable
$887k
Blend (final)
Blend
$750k
Owner & transaction history
Frisella Properties LLC · 24 yrs held
Frisella Properties LLC
since 2002
5 recorded transactions
Zoning & alternative use
J · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+76.9%
Neighborhood: shopping center
$995,000
+45.0%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$690,000
Current use
AUTO REPAIR, GARAGE
$1,215,000
Change: +77% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$995,000
Change: +45% · Conversion: Moderate
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$77 / 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
$11,999
Tax year 2023
Assessed value
$125,000
Assessed 2023
Previous assessed
$125,000
+0.0% YoY
Effective rate
9.60%
On assessed value
Assessed land
$14,100
Assessed improvement
$110,900
Land market value
$44,000
Improvement market value
$346,700
Total market value
$390,700
Applied tax rate
23.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1928
Construction
BRICK
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
9,756 SF
Lot
0.53 ac (23,174 SF)
Zoning code
J
APN
465304-00400
UPID
US48-0112746
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
J · Saint Louis, MO
Zoning J · permitted uses
J · 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
WAREHOUSE, STORAGE Current
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$995,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1928
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
2
Lot
0.53 ac
Current owner
From public records · entity-resolved
Frisella Properties LLC
Entity
Free & Clear · 24 yrs held
Mailing address
6801 HOFFMAN AVE, SAINT LOUIS, MO 63139-2529
Ownership since
2002
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
Oct 31, 2012
—
Frisella Properties LLC
—
Deed Of Trust
related
$9,157,000 · First Bank
Nov 23, 2010
—
Frisella Properties LLC
—
Deed Of Trust
related
$17,000,000 · First Bank
Feb 10, 2005
—
Frisella Properties LLC
—
Deed Of Trust
related
$2,830,000 · First Bank
Feb 20, 2002
—
Frisella Properties LLC
St Louis Metro Electric Supply
Grant Deed
related
—
—
—
Frisell Properties LLC
—
Deed Of Trust
related
$2,830,000 · First National Bank
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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