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Property profile & analytics
FOR LEASE
Retail space
8374 Eager Rd Brentwood, MO 63144
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US48-0596800
For Lease
$25 SF/Yr
8374 Eager Rd, Brentwood, MO 63144
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
235,338 SF
Lot
6.83 ac (297,602 SF)
Zoning code
G
APN
20K-6-2-082-6
UPID
US48-0596800
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
$48.71M
Comparable Approach
Comparable
$30.56M
Blend (final)
Blend
$50.20M
Owner & transaction history
Eager Road Associates West LLC · 8 yrs held
Eager Road Associates West LLC
since 2018
1 recorded transaction
Zoning & alternative use
G · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$65.2M
+23.0%
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 Brentwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brentwood 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%
$52,765,000
6.5%
$48,705,000
7%
$45,225,000
Alternative Use
Use
Estimation
RETAIL STORES
$52,985,000
Current use
RESTAURANT
$65,185,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$42,820,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$50.20M
Range $45.18M – $55.21M · ±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
$213 / 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
$746,623
Tax year 2023
Assessed value
$7,637,310
Assessed 2023
Previous assessed
$8,237,150
-7.3% YoY
Effective rate
9.78%
On assessed value
Assessed land
$1,904,640
Assessed improvement
$5,732,670
Land market value
$5,952,000
Improvement market value
$17,914,600
Total market value
$23,866,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2003
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
235,338 SF
Lot
6.83 ac (297,602 SF)
Zoning code
G
APN
20K-6-2-082-6
UPID
US48-0596800
Jurisdiction
ST LOUIS
Zoning & alternative use
G · Saint Louis, MO
Zoning G · permitted uses
G · 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
RETAIL STORES Current
Est. value
$53.0M
RESTAURANT
Est. value
$65.2M
COMMERCIAL (GENERAL)
Est. value
$42.8M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2003
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Lot
6.83 ac
Current owner
From public records · entity-resolved
Eager Road Associates West LLC
Entity
Mailing address
8300 EAGER RD STE #601, SAINT LOUIS, MO 63144-1419
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2018
—
Eager Road Associates West LLC
—
Grant Deed
related
$24,030,000 · Bmo Harris Bk NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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