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Property profile & analytics
OFF-MARKET
Estimated value
$3,215,000
Office buildings
70 Corporate Hls Dr Saint Charles, MO 63301-3750
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0578610
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
30,132 SF
Lot
2.76 ac (120,226 SF)
APN
5-0080-8400-00-006A.0000000
UPID
US48-0578610
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
by Request
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$3.22M
Owner & transaction history
2040 Headquarters LLC · 4 yrs held
2040 Headquarters LLC
since 2022
Last sale
$3.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.2M
+33.8%
Commercial (general)
$4.4M
+13.4%
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 Charles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Charles 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
$3,005,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,905,000
Current use
AUTO REPAIR, GARAGE
$5,220,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,425,000
Change: +13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,900,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.89M – $3.54M · ±10% · vs last sale $2.95M (Jan 27 2022)
Last sale anchor
$2.95M
Jan 27 2022
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
$107 / 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
Property tax & assessments
Assessed value
$817,683
Assessed 2023
Previous assessed
$584,059
+40.0% YoY
Land market value
$405,763
Improvement market value
$2,149,497
Total market value
$2,555,260
Applied tax rate
5.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
2000
Heating
NONE
Stories
1
Total area
30,132 SF
Lot
2.76 ac (120,226 SF)
APN
5-0080-8400-00-006A.0000000
UPID
US48-0578610
Jurisdiction
ST CHARLES
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
OFFICE BUILDING Current
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2000
Heating
NONE
Stories
1
Lot
2.76 ac
Current owner
From public records · entity-resolved
2040 Headquarters LLC
Entity
Mailing address
13397 LAKEFRONT DR STE #200, EARTH CITY, MO 63045-1531
Ownership since
2022
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
Jan 27, 2022
—
2040 Headquarters LLC
S S & D Properties LLC
Special Warranty Deed
—
—
—
Ss & D Properties LLC
—
Deed Of Trust
related
$200,000 · Bremen Bk&tr
—
—
S S & D Properties LLC
—
Deed Of Trust
related
$2,300,000 · Frontenac Bank
—
—
S S Properties
—
Deed Of Trust
related
$2,550 · Allegiant Bank
—
—
Ss & D Properties LLC
—
Deed Of Trust
related
$1,800,000 · American Bk/bradenton
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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