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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    8220 Forsyth Blvd, Unit 204 Saint Louis, MO 63105-1626

    • Retail space
    • 32,763 SF
    • 0.72 lot acres
    OFF-MARKET
    Last Sale
    Aug 03, 2023
    Value Estimations
    $3,510,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US48-0798051
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 8220 Forsyth Blvd

    Year built
    1953
    Lot size
    0.72 lot acres
    Property size
    32,763 SF
    Zone code
    14C-1
    Property type
    Retail space
    APN
    18K-2-2-027-0
    APU
    18K220270

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,820,000
      Market price range: $2.24M - $8.58M
      AI Estimate
      $3,180,000
      Market price range: $2.64M - $9.40M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $5,120,000
      Current use
      MEDICAL BUILDING
      $5,050,000
      Change: -1% Conversion: Difficult
      OFFICE BUILDING
      $4,895,000
      Change: -4% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saint Louis
    County
    St. Louis
    State
    Missouri
    Longitude
    -90.3438
    Latitude
    38.6513
    CBSA code
    41180
    CBSA name
    ST. LOUIS, MO-IL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $99,589
    $1,034,720
    $0.00
    $1,034,720
    -
    $3,233,500
    $0.00
    $3,233,500

    Comparable in this City

    • Value Estimation
      $850,000
      5,124 SF

      6244 Forsyth Blvd

      RETAIL STORES (PERSONAL SERVICES) • 5,124 SF
      6244 Forsyth Blvd, Saint Louis, MO 63105-2314
      View Details
    • Value Estimation
      $665,000
      9,000 SF

      16 Central Ave

      RETAIL STORES (PERSONAL SERVICES) • 9,000 SF
      16 Central Ave, Saint Louis, MO 63105-3813
      View Details
    • Value Estimation
      $1,250,000
      1,628 SF

      525 Hanley Rd

      RETAIL STORES (PERSONAL SERVICES) • 1,628 SF
      525 Hanley Rd, Saint Louis, MO 63105-2037
      View Details
    • Value Estimation
      $7,900,000
      5,261 SF

      215 Meramec Ave

      RETAIL STORES (PERSONAL SERVICES) • 5,261 SF
      215 Meramec Ave, Saint Louis, MO 63105-3168
      View Details
    • Value Estimation
      $1,070,000
      6,578 SF

      516 Hanley Rd

      RETAIL STORES (PERSONAL SERVICES) • 6,578 SF
      516 Hanley Rd, Saint Louis, MO 63105-2038
      View Details
    • Value Estimation
      $2,835,000
      16,546 SF

      522 Hanley Rd

      RETAIL STORES (PERSONAL SERVICES) • 16,546 SF
      522 Hanley Rd, Saint Louis, MO 63105-2002
      View Details

    Similar Nearby for Sale

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    Similar Nearby for Lease

    • Contact for pricing
      102,520 SF

      Emerson Tower Retail Space

      Prime Clayton, MO retail space available
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    • $36 SF/Yr
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      Commerce Bank Tower Office Space

      Prestigious Clayton Office Building For Lease
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      View Details
    • $28 SF/Yr
      12,955 SF

      Office Space with Car Wash

      Office space for rent with on-site amenities.
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      Clayton Retail Space - High Visibility

      Prime Clayton location, 1330 sq ft retail space.
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    • $84 SF/Yr
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      Clayton, MO Office Space for Lease

      Prestigious Clayton location, flexible office solutions
      7777 Bonhomme Ave, Clayton, MO 63105
      View Details
    • $25 SF/Yr
      1,702 SF

      Brentwood Boulevard Office Space Available

      High-end office space with park views for sublease.
      100 S Brentwood Blvd, Saint Louis, MO 63105
      View Details

    Property Visit Statistics

    • Visits by month
      7.9k
    • Visitors by month
      6.8k
    • Avg Time on site
      21 min
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    Saint Louis, MO 63105-1626
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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