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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Office buildings
8000 Carondelet Ave Saint Louis, MO 63105-1718
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US48-0723868
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
FRAME
Total area
17,683 SF
Lot
0.33 ac (14,440 SF)
Zoning code
14HDC
APN
18K-3-1-007-4
UPID
US48-0723868
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
-
Christi Alexander Real Estate Real Estate Agency
-
Taylor Group - The Agency Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.69M
CAP Approach
CAP
$3.54M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.49M
Owner & transaction history
Cv Whq LLC · 4 yrs held
Cv Whq LLC
since 2022
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
14HDC · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+85.5%
Commercial (general)
$3.2M
+21.8%
Retail stores
$2.8M
+4.7%
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
$3,495,000
ML approach
$3,685,000
CAP Approach
CAP Return
Estimation
6%
$3,835,000
6.5%
$3,540,000
7%
$3,290,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,640,000
Current use
RESTAURANT
$4,900,000
Change: +85% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,220,000
Change: +22% · Conversion: Easy
RETAIL STORES
$2,765,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$2,725,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,205,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±10% · vs last sale $3.35M (May 9 2022)
Last sale anchor
$3.35M
May 9 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
$197 / 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
$90,891
Tax year 2023
Assessed value
$944,350
Assessed 2023
Previous assessed
$789,500
+19.6% YoY
Effective rate
9.62%
On assessed value
Assessed land
$577,600
Assessed improvement
$366,750
Land market value
$1,805,000
Improvement market value
$1,146,100
Total market value
$2,951,100
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 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
1950
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Rooms
11
Total area
17,683 SF
Lot
0.33 ac (14,440 SF)
Zoning code
14HDC
APN
18K-3-1-007-4
UPID
US48-0723868
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
$2.6M
RESTAURANT
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING Current
RESTAURANT
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
1950
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Rooms
11
Lot
0.33 ac
Current owner
From public records · entity-resolved
Cv Whq LLC
Entity
Mailing address
8008 CARONDELET AVE STE #101, SAINT LOUIS, MO 63105-1724
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2022
$3,349,000
Cv Whq LLC
Ccb Vii Carondelet LLC
Warranty Deed
$4,200,000 · Midwest Bank Centre
Aug 11, 2021
—
The Agency Lroperties LLC
Gerald W Beastey
Warranty Deed
—
May 15, 2017
—
Ccb Vii Carondelet LLC
—
Deed
related
$2,200,000 · Rcsbank
Apr 12, 2013
$2,700,000
Ccb Vii Carondelet LLC
Carondelet-meramec LLC
Warranty Deed
$2,295,000 · Southern Commercial Bank
Jan 21, 2004
—
Carondelet-meramec LLC
—
Deed Of Trust
related
$2,000,000 · Southern Commercial Bank
—
—
Carondelet-meramec LLC
—
Deed Of Trust
related
$2,050,000 · Allegiant Bank
—
—
Carondelet-meramec LLC
—
Deed Of Trust
related
$2,538,390 · Southern Commercial Bank
—
—
Ccb Vii Carondelet LLC
—
Deed Of Trust
related
$2,200,000 · Rcsbank
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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