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Property profile & analytics
OFF-MARKET
Estimated value
$3,860,000
Office buildings
7711 Carondelet Ave Saint Louis, MO 63105-3309
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US48-0017094
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1973
Total area
30,150 SF
Lot
0.7 ac (30,405 SF)
Zoning code
14HDC
APN
18K-3-2-113-9
UPID
US48-0017094
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
-
Classic 107.3 (Radio Arts Foundation) Radio Station Telecommunications Service
-
Nicholson Kenny Capital Management Financial Advisor
-
Cen Corporation Health Solutions Social Service Agency Charitable Organization
-
Centene Place Corporate Office
-
Nurse Response Inc Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.86M
Owner & transaction history
Health Plan R & E Holding INC · 13 yrs held
Health Plan R & E Holding INC
since 2013
6 recorded transactions
Zoning & alternative use
14HDC · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.5M
+21.8%
Retail stores
$4.7M
+4.7%
Medical building
$4.6M
+3.2%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,505,000
Current use
COMMERCIAL (GENERAL)
$5,485,000
Change: +22% · Conversion: Easy
RETAIL STORES
$4,710,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$4,645,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,760,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.86M
Range $3.47M – $4.25M · ±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
$128 / 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
$326,470
Tax year 2023
Assessed value
$3,392,000
Assessed 2023
Previous assessed
$3,840,000
-11.7% YoY
Effective rate
9.62%
On assessed value
Assessed land
$1,216,190
Assessed improvement
$2,175,810
Land market value
$3,800,600
Improvement market value
$6,799,400
Total market value
$10,600,000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1973
Heating
FORCED AIR
Cooling
CENTRAL
Stories
10
Rooms
11
Bathrooms
5
Total area
30,150 SF
Lot
0.7 ac (30,405 SF)
Zoning code
14HDC
APN
18K-3-2-113-9
UPID
US48-0017094
Jurisdiction
ST LOUIS
Zoning & alternative use
14HDC · Saint Louis, MO
Zoning 14HDC · permitted uses
14HDC · 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
OFFICE BUILDING Current
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$5.5M
RETAIL STORES
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$3.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL 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
1973
Heating
FORCED AIR
Cooling
Yes
Stories
10
Rooms
11
Bathrooms
5
Lot
0.7 ac
Current owner
From public records · entity-resolved
Health Plan R & E Holding INC
Entity
Mailing address
7700 FORSYTH BLVD STE #800, SAINT LOUIS, MO 63105-1837
Ownership since
2013
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
Jun 27, 2013
$18,000,000
Health Plan R & E Holding INC
Cmc Real Estate Co LLC
Warranty Deed
—
Feb 13, 2008
—
Cmc Real Estate Mgmt Co LLC
—
Deed Of Trust
related
$25,000,000 · Regions Bank
May 24, 2006
—
Cmc Real Estate Co LLC
—
Deed Of Trust
related
$25,000,000 · Regions Bank
Dec 1, 2004
—
Cmc Real Estate Management Co
—
Deed Of Trust
related
$5,500,000 · Midwest Bankcentre
Sep 13, 2002
—
Realty Associates Fund Vi LP
Clayton Investors Associates
Grant Deed
related
—
Feb 16, 2000
—
Clayton Investors Associates
New York Life Insurance
Grant Deed
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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