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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Retail space
8081 Olive Blvd Saint Louis, MO 63130-2022
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US48-0041694
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
3,182 SF
Lot
0.38 ac (16,553 SF)
Zoning code
57GC
APN
17K-5-4-111-6
UPID
US48-0041694
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
$460k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$570k
Owner & transaction history
Lins Gourmet Investments LLC · 19 yrs held
Lins Gourmet Investments LLC
since 2007
5 recorded transactions
Zoning & alternative use
57GC · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Citywide Zoning District Map
Top alternative use upside
Commercial (general)
$580,000
+29.5%
Medical building
$490,000
+9.7%
Office building
$475,000
+6.3%
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
$460,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$610,000
Alternative Use
Use
Estimation
RETAIL STORES
$445,000
Current use
COMMERCIAL (GENERAL)
$580,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$490,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: +6% · Conversion: Easy
AUTO REPAIR, GARAGE
$395,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$179 / 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
$12,240
Tax year 2023
Assessed value
$127,130
Assessed 2023
Previous assessed
$90,970
+39.7% YoY
Effective rate
9.63%
On assessed value
Assessed land
$35,230
Assessed improvement
$91,900
Land market value
$110,100
Improvement market value
$287,200
Total market value
$397,300
Applied tax rate
131.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
11
Bathrooms
11
Total area
3,182 SF
Lot
0.38 ac (16,553 SF)
Zoning code
57GC
APN
17K-5-4-111-6
UPID
US48-0041694
Jurisdiction
ST LOUIS
Zoning & alternative use
57GC · Saint Louis, MOZoning 57GC · permitted uses
57GC · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Citywide Zoning District Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$580,000
MEDICAL BUILDING
Est. value
$490,000
OFFICE BUILDING
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$395,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1987
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
11
Bathrooms
11
Lot
0.38 ac
Current owner
From public records · entity-resolved
Lins Gourmet Investments LLC
Entity
Mailing address
715 CHANCELLOR HTS DR, MANCHESTER, MO 63011-3578
Ownership since
2007
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 12, 2007
$395,000
Lins Gourmet Investments LLC
Tsai,emily
Warranty Deed
$335,000 · St Louis Bank
Oct 12, 2006
$340,000
Emily Tsai
Tsai,george & Sandy H
Warranty Deed
related
—
—
—
Sandy H Tsai
—
Deed Of Trust
related
$300,000 · Royal Bank Of Missouri
—
—
Sandy H Tsai
—
Deed Of Trust
related
$250,000 · Allegiant Bank
—
—
George Tsai
—
Deed Of Trust
related
$240,000 · St Louis Bank
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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