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Property profile & analytics
OFF-MARKET
Estimated value
$8,320,000
Industrial properties
8000 Florissant Ave, Saint Louis, MO 63136-1414
Entity Owned
7-yr Hold
Free & Clear
Property ID
US48-0636398
Property profile
Verified
Property type
Industrial properties
Use group
HEAVY INDUSTRIAL
Year built
1970
Total area
90,346 SF
Lot
152.7 ac (6,651,612 SF)
Zoning code
22M-1
APN
12H-3-2-006-0
UPID
US48-0636398
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
$5.51M
Comparable Approach
Comparable
$10.17M
Blend (final)
Blend
$8.32M
Owner & transaction history
Woodstock Land Co LLC · 7 yrs held
Woodstock Land Co LLC
since 2019
2 recorded transactions
Zoning & alternative use
22M-1 · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.5M
+120.0%
Auto repair, garage
$11.3M
+83.7%
Neighborhood: shopping center
$9.2M
+50.6%
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%
$5,970,000
6.5%
$5,510,000
7%
$5,115,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,135,000
Current use
OFFICE BUILDING
$13,490,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,265,000
Change: +84% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$9,235,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$6,945,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$8.32M
Range $7.49M – $9.15M · ±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
$92 / 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
$404,601
Tax year 2023
Assessed value
$3,886,660
Assessed 2023
Previous assessed
$4,074,460
-4.6% YoY
Effective rate
10.41%
On assessed value
Assessed land
$2,606,080
Assessed improvement
$1,280,580
Land market value
$8,144,000
Improvement market value
$4,001,800
Total market value
$12,145,800
Applied tax rate
111.0000
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
Industrial properties
Use group
HEAVY INDUSTRIAL
Status
Off-Market
Year built
1970
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
8
Stories
4
Rooms
11
Bathrooms
11
Total area
90,346 SF
Lot
152.7 ac (6,651,612 SF)
Zoning code
22M-1
APN
12H-3-2-006-0
UPID
US48-0636398
Jurisdiction
ST LOUIS
Zoning & alternative use
22M-1 · Saint Louis, MO
Zoning 22M-1 · permitted uses
22M-1 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$6.1M
OFFICE BUILDING
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$11.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.2M
RETAIL STORES
Est. value
$6.9M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1970
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
8
Rooms
11
Bathrooms
11
Lot
152.7 ac
Current owner
From public records · entity-resolved
Woodstock Land Co LLC
Entity
Free & Clear · 7 yrs held
Mailing address
PO BOX 4100, SAINT LOUIS, MO 63136-8506
Ownership since
2019
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
Feb 13, 2019
$5,000
Woodstock Land Co LLC
Aka Real Estate Co LLC
Grant Deed
—
Jun 21, 2017
—
Aka Real Estate Co LLC
Woodstock Land Co LLC
Quit Claim 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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