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Property profile & analytics
OFF-MARKET
Estimated value
$5,770,000
Parking lots & garages
8352 Musick Memorial Dr, Saint Louis, MO 63144-2914
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US48-0465207
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
2008
Total area
48,208 SF
Lot
1.14 ac (49,441 SF)
Zoning code
9PD
APN
20K-3-4-079-3
UPID
US48-0465207
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.77M
Owner & transaction history
Eager Road Assocs Northeast II · 11 yrs held
Eager Road Assocs Northeast II
since 2015
7 recorded transactions
Zoning & alternative use
9PD · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.2M
+8.1%
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
PARKING LOT
$5,775,000
Current use
RESTAURANT
$6,240,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,560,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,950,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$5.77M
Range $5.19M – $6.35M · ±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
$120 / 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
$276,059
Tax year 2023
Assessed value
$2,823,840
Assessed 2023
Previous assessed
$2,451,100
+15.2% YoY
Effective rate
9.78%
On assessed value
Assessed land
$253,120
Assessed improvement
$2,570,720
Land market value
$791,000
Improvement market value
$8,033,500
Total market value
$8,824,500
Applied tax rate
104.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
2008
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Total area
48,208 SF
Lot
1.14 ac (49,441 SF)
Zoning code
9PD
APN
20K-3-4-079-3
UPID
US48-0465207
Jurisdiction
ST LOUIS
Zoning & alternative use
9PD · Saint Louis, MO
Zoning 9PD · permitted uses
9PD · 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
PARKING LOT Current
Est. value
$5.8M
RESTAURANT
Est. value
$6.2M
COMMERCIAL (GENERAL)
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$5.0M
PARKING LOT Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2008
Heating
FORCED AIR
Cooling
Yes
Stories
3
Lot
1.14 ac
Current owner
From public records · entity-resolved
Eager Road Assocs Northeast II
Individual
Mailing address
8300 EAGER RD STE #601, SAINT LOUIS, MO 63144-1419
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2015
—
Eager Road Assocs Northeast II
Eager Road Assocs Northeast Ll
Quit Claim Deed
related
$42,300,000 · German Am Cap
Jan 3, 2013
—
Eager Road Assocs North LLC
—
Deed Of Trust
related
$39,000,000 · Regions Bank
Jun 8, 2010
—
Eager Road Assocs North LLC
—
Grant Deed
related
$41,000,000 · Regions Bank
Nov 17, 2009
—
Eager Road Assocs North LLC
—
Grant Deed
related
$41,000,000 · Regions Bank
Jul 8, 2009
—
Eager Road Assocs North LLC
—
Grant Deed
related
$41,000,000 · Regions Bank
—
—
Eager Road Assocs North LLC
—
Deed Of Trust
related
$35,500,000 · Regions Bank
—
—
Eager Road Assocs North LLC
—
Loan Modification
related
$30,831,545 · Regions 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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