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Property profile & analytics
OFF-MARKET
Estimated value
$33,790,000
Medical Office Space
7620 Forsyth Blvd, Saint Louis, MO 63105-3404
Entity Owned
Free & Clear
Property ID
US48-2854915
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
2018
Total area
182,375 SF
Lot
2.61 ac (113,779 SF)
Zoning code
14C-2
APN
18J-1-1-253-6
UPID
US48-2854915
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
-
Cynthia Weppler Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$32.35M
Comparable Approach
Comparable
$46.71M
Blend (final)
Blend
$33.79M
Owner & transaction history
Centene Center I LLC
Centene Center I LLC
since 2025
2 recorded transactions
Zoning & alternative use
14C-2 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$50.5M
+79.8%
Commercial (general)
$33.2M
+18.1%
Retail stores
$28.5M
+1.4%
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 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%
$35,050,000
6.5%
$32,350,000
7%
$30,040,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$28,100,000
Current use
RESTAURANT
$50,515,000
Change: +80% · Conversion: Difficult
COMMERCIAL (GENERAL)
$33,185,000
Change: +18% · Conversion: Easy
RETAIL STORES
$28,500,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$27,235,000
Change: -3% · Conversion: Easy
AUTO REPAIR, GARAGE
$22,740,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$33.79M
Range $30.41M – $37.17M · ±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
$185 / 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
$1,175,699
Tax year 2023
Assessed value
$20,359,070
Assessed 2023
Previous assessed
$30,959,710
-34.2% YoY
Effective rate
5.77%
On assessed value
Assessed land
$4,551,170
Assessed improvement
$15,807,900
Land market value
$14,222,400
Improvement market value
$49,399,700
Total market value
$63,622,100
Applied tax rate
106.0000
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
2018
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
27
Units
1
Total area
182,375 SF
Lot
2.61 ac (113,779 SF)
Zoning code
14C-2
APN
18J-1-1-253-6
UPID
US48-2854915
Jurisdiction
ST LOUIS
Zoning & alternative use
14C-2 · Saint Louis, MO
Zoning 14C-2 · permitted uses
14C-2 · 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
MEDICAL BUILDING Current
Est. value
$28.1M
RESTAURANT
Est. value
$50.5M
COMMERCIAL (GENERAL)
Est. value
$33.2M
RETAIL STORES
Est. value
$28.5M
OFFICE BUILDING
Est. value
$27.2M
AUTO REPAIR, GARAGE
Est. value
$22.7M
MEDICAL BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2018
Heating
FORCED AIR
Cooling
Yes
Stories
27
Buildings
2
Units
1
Lot
2.61 ac
Current owner
From public records · entity-resolved
Centene Center I LLC
Entity
Free & Clear · 0 yrs held
Mailing address
7700 FORSYTH BLVD STE #800, SAINT LOUIS, MO 63105-1837
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2025
—
Centene Center I LLC
City Of Clayton
Special Warranty Deed
—
—
—
Forsyth Plaza Members LLC
—
Loan Modification
related
$5,750,575 · Us Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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